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, 9th April 2025
6:30 PM
Wednesday, 9th April 2025
6:30 PM
End:
Wednesday, 9th April 2025
9:30 PM
Wednesday, 9th April 2025
9:30 PM
Meeting Status
Status:
Confirmed
Confirmed
Date:
09 Apr 2025
09 Apr 2025
Location:
Council Chamber - Deanes
Council Chamber - Deanes
Webcast:
Available
Available
Meeting Attendees
Vice-Chair
Chair of the Investigating and Disciplinary and Standards Appeals Committee
Reserve
Chair of the Human Resources Committee
Committee Member
Mayor
Officer
Assistant Planning Manager
Katherine Fitzherbert-Green
Expected
Officer
Lisa Souden
Expected
Officer
Sue Tarvit
Expected
Chair
Chair of the Development Control Committee
Committee Member
Vice-Chair of Human Resources Committee
Committee Member
Reserve
Leader of the Conservative Group
Agenda
1
Apologies for absence and substitutions
Minutes
Councillor McCormick sent his apologies.
The Vice-Chair Councillor Howard-Sorrell chaired the meeting.
The Vice-Chair Councillor Howard-Sorrell chaired the meeting.
2
Declarations of interest
Minutes
There were no declarations of interest.
3
Urgent matters
To consider any items of business, other than those shown on this agenda and which, by reason of special circumstances to be stated at the meeting, in the opinion of the Chairman, should be considered at the meeting as a matter of urgency
Minutes
There were no urgent matters.
4
Minutes of the meeting held on the 12th March 2025
The Chair will move that the minutes of the meeting be signed as a correct record. The only part of the minutes that can be discussed is their accuracy.
Attachments:
- Document Minutes of the meeting held on the 12th March 2025 31 Mar 2025
Minutes
The Chair confirmed that the minutes of the meeting held on the 12th March 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: Basing and Upton Grey, Bramley, Oakley & The Candovers, Tadley & Pamber
Contact Officer: Planning and Development Manager
Wards Affected: Basing and Upton Grey, Bramley, Oakley & The Candovers, Tadley & Pamber
Attachments:
- Document Report 31 Mar 2025
- Document Index 09.04.2025 31 Mar 2025
- Document Applications 31 Mar 2025
- Document Update Front Sheet 09.04.2025 31 Mar 2025
- Document Update 09.04.2025 31 Mar 2025
Minutes
The following Public Participation took place:
Interest
Name
Item No./Topic
Objector
Ms Smallman
Item 2 - 24/02846/FUL
Support
Ms Caplin
Item 2 - 24/02846/FUL
Support
Mr Cromack
Item 2 - 24/02846/FUL
Support
Mr Doughty
Item 2 - 24/02846/FUL
Councillor
Tomblin
Item 2 - 24/02846/FUL
Support
Mr Fry
Item 4 - 24/02283/ROC
Support
Mrs Fry
Item 4 - 24/02283/ROC
Parish Council
Mr Darker
Item 5 - 24/02378/PIP
Support
Ms Crutchfield
Item 5 - 24/02378/PIP
Councillor
Tomblin
Item 5 - 24/02378/PIP
Support
Mr Capel
Item 6 - 24/02585/HSE
Councillor
Slimin
Item 6 - 24/02585/HSE
Item 1 – 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 57 of 182 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 had been deferred at the Development Control Committee meeting held on the 12th March 2025 for more information from the Highway Authority in relation to the responses received to the planning application. The Highway Authority, which comprised both HCC Highways and HCC Countryside Services had raised both an “objection” and “no objection” to the proposed development.
The “objection” was from HCC Countryside Services who considered that the proposed amendments were harmful to users of the bridleway.
Since the last meeting the Highway Authority had removed its “objection” to the application as there was agreement that the layout presented, and as reviewed by the highway authority, was acceptable to meet the needs of users of the bridleway.
It was highlighted that the proposal would provide for two lanes of traffic and segregation for the safety of pedestrians which was considered beneficial to the existing bridleway.
The reduction of the car park and available parking spaces was discussed. It was acknowledged that although the car park would be reduced in size, there would still be 23 parking spaces which included one accessible space. The requirement to mark the allocated parking spaces would provide an efficient use of the car park. In addition, it was noted that the accessible space would be closer to reception.
The proposal was for up to 32 dwellings with 40% affordable housing was in accordance with both Policy SS6 of the Local Plan and Oakley and Deane Neighbourhood Plan.
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 CN1, CN6, CN9, EM4 and EM6 of the Basingstoke and Deane Local Plan 2011-2029) between the applicant and the Borough and County Councils to secure:
Access
Access to be fully delivered prior to the commencement of any other development approved or preparatory works, excluding any drainage works required to deliver the access.
Access is the whole of the works from the adopted highway through to the radius shown for the new access on the approved plans, including the rearrangement of the doctor’s car park.
Closure of the existing vehicular access points to the site.
Off site works
Village bus stop improvements
A modal filter on Sainfoin Lane
Tactile paving and dropped crossing improvements between the site and the village centre
Cycle parking provision within the village centre.
Ongoing maintenance
Any HCC Highways Authority requirements (eg 278 agreements).
Affordable Housing
40% of the properties to be provided as affordable sheltered bungalows.
Of this 40% the split between social rented and shared ownership to be approved prior to the commencement of development (excluding access and drainage detailed)
Habitats Regulations
Wastewater treated at Ivy Down WwTWs
Woodland to be delivered, maintained and retained in perpetuity in accordance with the principles contained Woodland Creation Plan V1.1 (WSP September 2022)
Biodiversity
Biodiversity Net Gain (in accordance with submitted documents)
Green Infrastructure
a) Multi-functional Green Space On site provision, implementation, management and payment of any commuted sums. Amount - 2,457.6m2 of MFGS to be provided on site and to include kickabout.
b) Equipped Play to enhance the existing play facility at St Johns Piece.
c) Landscape Management Plan
Landscape Management Plan required to cover all structural vegetation, all green spaces, communal and parking areas, boundary treatments, including soft landscape and hard surfacing/furniture not being transferred to individual householders
Should the requirements set out above not be satisfactorily secured, then the Planning and Development Manager be delegated to REFUSE permission for appropriate reasons.
On completion of the legal agreement(s) the Planning and Development Manager be delegated to grant planning permission subject to the conditions listed below.
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
Site Location Plan - Drawing Number 164919 - 21-01 Rev B
Proposed Highway Improvements - Drawing Number 70048734-SK-018 Rev
H (excluding the revised car park layout which is captured in the plan below)Landscape Master Plan (Doctor's Car Park Layout) - Drawing Number 816-MP- 02 Rev D
REASON: For the avoidance of doubt and in the interests of proper planning.
2 Approval of the details of the layout, scale, appearance of the proposed building(s), the means of access thereto and the landscaping of the site (hereinafter called #the reserved matters#) shall be obtained from the Local Planning Authority in writing before any development is commenced.
REASON: In order to secure a satisfactory development and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
3 Application for approval of the reserved matters shall be made to the Local Planning Authority before the expiration of 3 years from the date of this planning permission.
REASON: To comply with Section 92 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.
4 The development hereby permitted shall be begun either before the expiration of 3 years from the date of this permission, or before the expiration of 2 years from the date of approval of the last of the reserved matters to be approved, whichever is later.
REASON: To comply with Section 92 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.
5 Pre Commencment Conditions
Construction Environmental Management Plan
No development shall take place until a site-specific Construction Environmental Management Plan has been submitted to and been approved
in writing by the Local Planning Authority. The plan must demonstrate the adoption and use of the best practicable means to reduce the effects of noise, vibration, dust and site lighting. The plan should include, but not be limited to:
Procedures for maintaining good public relations including complaint management, public consultation and liaison;
Arrangements for liaison with the Council's Environmental Protection Team; All works and ancillary operations which are audible at the site boundary, or at such other place as may be agreed with the Local Planning Authority, shall be carried out only between the following hours: 0730 Hours and 1800 Hours on Mondays to Fridays and 08 00 and 13 00 Hours on Saturdays and; at no time on Sundays and Bank Holidays;
Deliveries to and removal of plant, equipment, machinery and waste from the site must only take place within the permitted hours detailed above.
Mitigation measures as defined in BS 5528: Parts 1 and 2 : 2009 Noise and Vibration Control on Construction and Open Sites shall be used to
minimise noise disturbance from construction works.
Procedures for emergency deviation of the agreed working hours;
An undertaking to require all contractors to be 'Considerate Contractors' when working in the Borough by being aware of the needs of neighbours and the environment;
Control measures for dust and other air-borne pollutants;
Measures for controlling the use of site lighting whether required for safe working or for security purposes.
Once approved in writing the approved CEM Plan shall be adhered to in full during the demolition/construction period of the development.
REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
6 Construction Method Statement
No development shall take place, (including any works of demolition), until a Construction Method Statement has been submitted to, and approved in writing by, the Local Planning Authority. The approved 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.
5) Wheel washing facilities.
6) How access for users of the bridleway will be retained and maintained throughout construction
7) How access to the properties that use Sainfoin Lane for access shall be maintained throughout construction.
Once approved in writing the approved CMS shall be adhered to in full during the demolition/construction period of the development.
REASON: In the interests of highway safety and to protect the amenities of the occupiers of nearby properties during the construction period and in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029.
7 Highway work
Notwithstanding the details shown on the approved plans, the development shall not commence until a detailed scheme for access to the site and improvements to Sainfoin Lane as indicatively shown on drawing no. 70048734-SK-018 Rev. H has been submitted to and approved in writing by
the Local Planning Authority, in consultation with the Highway Authority.
Once approved in writing and prior to the commencement of any development (other than the access and drainage work) the approved plans shall be completed in full accordance with the approved details and retained thereafter.
REASON: The indicative access has been found to be acceptable, but details are required to ensure adequate access to the development in the interests of highway safety and to protect the amenities of both the occupiers of nearby properties and future residents and in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029.
8 Prior to the commencement of development a detailed scheme for the closure of the existing vehicular access points to the development site as indicatively shown on drawing no. 20-02 REV F has been submitted to and approved in writing by the Local Planning Authority, in consultation with the Highway Authority.
Once approved in writing and prior to the commencement of any development (other than the access and drainage work) the approved plans shall be completed in full accordance with the approved details and retained thereafter.
REASON: The indicative access has been found to be acceptable, but details are required to ensure adequate access to the development in the interests of highway safety and to protect the amenities of both the occupiers of nearby properties and future residents and in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029.
9 Drainage
No development shall begin until a detailed surface water drainage scheme for the site, based on the principles within the Flood Risk Assessment,
Surface Water and Foul Water Drainage Strategies ref: 8734-FRA-001, has been submitted and approved in writing by the Local Planning Authority. The submitted details should include:
a. A technical summary highlighting any changes to the design from that within the approved Flood Risk Assessment.
b. Detailed drainage layout drawings at an identified scale indicating catchment areas, referenced drainage features, manhole cover and invert levels and pipe diameters, lengths and gradients.
c. Detailed hydraulic calculations for all rainfall events, including the listed below. The hydraulic calculations should take into account the connectivity of the entire drainage features including the discharge location. The results should include design and simulation criteria, network design and result tables, manholes schedule tables and summary of critical result by maximum level during the 1 in 1, 1 in 30 and 1 in 100 (plus an allowance for climate change) rainfall events. The drainage features should have the same reference that the submitted drainage layout.
d. Confirmation that sufficient water quality measures have been included to satisfy the methodology in the Ciria SuDS Manual C753.
The development shall be implemented in full accordance with the approved detail and retained and maintained in accordance. For the avoidance of doubt the scheme has to include all land within the application red line.
REASON: To prevent the increased risk of flooding, both on and off site in accordance with Policy EM7 of the Basingstoke and Deane Local Plan 2011-2029 and the National Planning Policy Framework (2024).
10 Any subsequent Reserved Matters or Full Planning Application should be supported by the post-development (including the entire proposed drainage system) 2D hydraulic pluvial modelling. The requested post-development modelling should demonstrate that:
a. Existing overland flowpaths will be managed safety within the proposed development without affecting any proposed residential dwellings for the 1 in 100-year event plus 40% climate change allowance.
b. Proposals will not divert or block the existing overland flowpaths, increasing or displacing surface water flood risk to any adjacent site.
For the avoidance of doubt the scheme has to include all land within the application red line.
REASON: To prevent the increased risk of flooding, both on and off site in accordance with Policy EM7 of the Basingstoke and Deane Local Plan 2011-2029 and the National Planning Policy Framework (2024).
(Note for conditions 9 and 10 above see Lead Local Flood Authority Comments dated January 2022).
11 Trees
Notwithstanding the detail shown in detailed surface water drainage scheme for the site, based on the principles within the Flood Risk Assessment, Surface Water and Foul Water Drainage Strategies ref: 8734-FRA-001, the proposed SUDS water retention basin shall be either redesigned and/or relocated to remove the risk that the construction and installation of the basin poses to T7 (Oak).
REASON: The schedule of trees provided by the applicant indicates T7 (oak) to be a young tree for its species with the potential for significant growth and subsequent size increase in height and canopy dimensions which will contribute to the landscape character of the area and the setting of the new dwellings in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029, Policy 9 of the Oakley and Deane Neighbourhood Plan (2011-2029) and the National Planning Policy Framework (2024).
12 Archaeology
No development (other than works to deliver the access as shown on Proposed Highway Improvements - Drawing Number 70048734-SK-018 Rev H and works to the doctor's car park) 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 shall 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.
13 No development shall take place (other than works to deliver the access as shown on Proposed Highway Improvements - Drawing Number 70048734-SK 018 Rev H, works to the doctor's car park) 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.
14 Contamination (investigation)
With the exception of the demolition of existing buildings and removal of existing hardstanding and any underground infrastructure no works pursuant to this permission shall commence until there has been submitted to and approved in writing by the Local Planning Authority:-
(a) a further site investigation report (to include a radon gas risk assessment) documenting the ground conditions of the site and incorporating chemical and gas analysis identified as being appropriate by the initial site investigation in accordance with BS10175:2011- Investigation of Potentially Contaminated Sites - Code of Practice; and, unless otherwise agreed in writing by the Local Planning Authority,
(b) a detailed scheme for remedial works and measures to be undertaken to avoid risk from contaminants/or gases when the site is developed. The scheme must include a timetable of works and site management procedures and the nomination of a competent person to oversee the implementation of the works. If gas protection measures are 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. The scheme must ensure that the site will not qualify as contaminated land under Part IIA of the Environmental Protection Act 1990 and if necessary proposals for future maintenance and monitoring.
Important note: Unless part (a) identifies significant contamination, it may transpire that part (a) is sufficient to satisfy this condition, meaning parts (b) need not be subsequently carried out. This would need to be agreed in writing by the Local Planning Authority.
If during any works contamination is encountered which has not been previously identified it should be reported immediately to the Local Planning Authority. The additional contamination shall be fully assessed and an appropriate remediation scheme, agreed in writing with the Local Planning Authority. This must be conducted in accordance with DEFRA and the Environment Agency's 'Land Contamination Risk Management (LCRM).
https://www.gov.uk/government/publications/land-contamination-riskmanagement[1]lcrm
REASON: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors [in accordance with Policy EM12 of the Basingstoke and Deane Local Plan 2011-2029]
15 Car Parking
The amendments to the doctor's parking shall be completed in full prior to the commencement of any development that is not the access or drainage. The car park shall be:
Laid out is accordance with the detail shown in the approved plans.
Parking spaces shall be clearly delineated on the ground
Disabled parking space(s) shall be marked out and access to the building shall be free from any obstruction (eg refuse bins).
Cycle parking delivered in full.
Materials (whether retained or replaced) shall be in full accordance with the drainage detail required by conditions 9 and 10 above.
Once implemented area shown as parking shall not thereafter be used for any purpose other than parking, loading and unloading of vehicles.
REASON: In the interests of highway safety and to protect the amenities of users of the doctor's surgery in accordance with Policies ECN7, CN8, EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029, Policy 12 of the Oakley and Deane Neighbourhood Plan (2011-2029) and the aims of the National Planning Policy Framework (2024).
16 Biodiversity
Prior to the commencement of development (other than works to deliver the access as shown on Proposed Highway Improvements - Drawing Number 70048734-SK-018 Rev H, works to the doctor's car park) updated surveys and mitigation measures for protected species including bats, reptiles, dormice and nesting birds shall be submitted to the Local Planning Authority.
Details shall be provided shall be based on the detail in the following supporting documents:
Protected Species and Ecological Impact Report (Corylus Ecology) 30th November 2021
Preliminary Ecological Appraisal Report (Corylus Ecology) 30th November 2021
REASON: To minimise the impacts upon protected species in accordance with the National Planning Policy Framework (2024) and Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029, Policy 10 of the Oakley and Deane Neighbourhood Plan (2011-2029) and the aims of the National Planning Policy Framework (2024).
17 Prior to commencement of the development hereby approved (including any works of demolition and other than works to deliver the access as shown on Proposed Highway Improvements - Drawing Number 70048734-SK-018 Rev H, works to the doctor's car park), 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. 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, Policy 10 of the Oakley and Deane Neighbourhood Plan (2011-2029) and the aims of the National Planning Policy Framework (2024).
18 Pre- above ground works conditions
Materials
No development above ground floor slab level shall take place until details of the types, textures and colours of all external materials to be used together with samples have been submitted to and approved in writing by the local planning authority. The development shall be carried out and thereafter maintained in accordance with the details so approved.
REASON: 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.
19 Hard and Soft Landscaping
Notwithstanding the detail shown no development above ground floor slab level shall take place until details of both hard and soft landscape works have been submitted to and approved in writing by the local planning authority.
These details shall include, but not be limited to:
i. a statement setting out the design objectives and how these will be delivered;
ii. earthworks showing existing and proposed finished levels or contours in relation to a nearby datum point, to be based on a measured survey;
iii. planting plans with specification (including cultivation and other operations associated with plant and grass establishment), schedules of plants noting species, plant sizes and proposed numbers/densities;
iv. a schedule of tree planting including the position, species and size of all new trees proposed and to include an assessment of the overall gain or loss of canopy cover across the site, taking into account tree removals and the ultimate size of new tree planting;
v. the specification of tree planting pits where appropriate with details of any irrigation or drainage infrastructure;
vi. tree root barriers (if necessary) to prevent damage or disruption to any proposed hard surfacing or underground services, drains or other
infrastructure;
vii. details of protection of young trees to reduce the likelihood of breakage/vandalism to acceptable levels;
viii. details of the location of external lighting sufficient to demonstrate how lighting is to be achieved without conflict to proposed tree planting, with allowance for reasonable growth;
ix. means of enclosure and retaining structures;
x. boundary treatment[s];
xi. vehicle parking layouts;
xii. other internal vehicle and pedestrian access and circulation areas;
xiii. hard surfacing materials detailing compliance with conditions 9, 10 and 20 (drainage);
xiv. details of the construction of the proposed new planting strip adjacent to the Doctor's car park including a cross-section and type and volume of growing medium
xv. an implementation programme, [including phasing of work where relevant].
xvi. Maintenance programme detailing all operations to be carried out in order to allow successful establishment of planting.
The landscaping works shall be carried out in accordance with the approved details before any part of the development is first occupied or in accordance with the timetable agreed with the local planning authority which shall include appropriate planting to be undertaken at the earliest opportunity. The approved hard landscaping works shall be implemented prior to occupation of the dwellings and shall be retained and maintained.
Any trees or plants which, within a period of five years after planting, are removed, die or become seriously damaged or defective, shall be replaced in the next planting season with others of species, size and number as originally approved, to be agreed in writing by the Local Planning Authority.
REASON: Details are required 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.
20 Pre-occupation conditions
Drainage (maintenance)
Prior to the first occupation of any dwelling 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, in consultation with the Lead Local Flood Authority. The submitted details shall include:
a. Maintenance schedules for each drainage feature type and ownership.b. Details of protection measures.
Once approved in writing the development shall be retained and maintained in full accordance with the approved details.
REASON: To prevent the increased risk of flooding, both on and off site in accordance with Policy EM7 of the Basingstoke and Deane Local Plan 2011-2029 and the National Planning Policy Framework (2024).
21 Contamination (verification)
The development hereby permitted shall not be occupied/brought into use until there has been submitted to the Local Planning Authority verification by the competent person approved under the provisions of condition 14(b) that any remediation scheme required and approved under the provisions of condition 14(b) has been implemented fully in accordance with the approved details (unless varied with the written agreement of the Local Planning Authority in advance of implementation). Unless otherwise agreed in writing by the Local Planning
Authority such verification shall comprise; as built drawings of the implemented scheme; photographs of the remediation works in progress;
Certificates demonstrating that imported and/or material left in situ is free of contamination.
Thereafter the scheme shall be monitored and maintained in accordance with the scheme approved under condition 14(b), unless otherwise agreed in writing by the Local Planning Authority.
REASON: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance Policy EM12 of the Basingstoke and Deane Local Plan 2011-2029
22 Applications for the approval of reserved matters shall demonstrate refuse storage and collection facilities for each dwelling. Drawings shall show the position, design, materials, finishes and 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.
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.
No part of the development shall be occupied until refuse storage and collection facilities have been provided in full accordance with the approved details.
REASON: In the interests of general amenity, to ensure convenience of arrangements for refuse and recycling storage and collection are considered at the design stage 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 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.
24 No dwelling shall be occupied until details of the proposed arrangements for future management and maintenance of the proposed streets within the development have been submitted to and approved in writing by the Local Planning Authority. The streets shall thereafter be maintained in accordance with the approved management and maintenance details until such time as an agreement has been entered into under section 38 of the Highways Act 1980 or a private management and maintenance company has been established - details of which shall have first.
been submitted to and approved in writing by the Local Planning Authority.
REASON: To ensure satisfactory development and in the interests of highway safety in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
25 For Observation
Applications for the approval of reserved matters shall be accompanied by a measured survey and a plan prepared to a scale of not less than 1:500 showing details of existing and intended final ground floor levels and finished floor levels in relation to a nearby agreed datum point which shall be submitted and approved in writing by the local planning authority. The development shall be carried out in accordance with the approved details.
REASON: In the interests of visual amenity having regard to Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029 and the Design and Sustainability Supplementary Planning Document (July 2018).
26 Applications for the approval of reserved matters shall be in accordance with Policies CN1 and CN3 of the Basingstoke and Deane Local Plan 2011-2029 particular regard to the provision of an appropriate market housing mix and a minimum of 15% of dwellings to be built accessible and adaptable standards to enable people to stay in their homes as their needs change. Development shall be carried out in accordance with the approved details.
REASON: To ensure an appropriate co-ordinated high-quality form of development and to accord with Policies CN1 and CN3 of the Basingstoke and Deane Local Plan 2011-2029, aims of Policy 2 of the Oakley and Deane Neighbourhood Plan (2011-2029) and the aims of the National Planning Policy Framework (2024).
27 Applications for the approval of reserved matters shall be accompanied by full details of parking for the dwellings that shall be in accordance with the adopted parking standards. 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.
28 Applications for the approval of reserved matters shall demonstrate that the open space as indicatively shown on drawing no. 20-02 REV F is provided in this location and that a pedestrian / cycle link is provided to link it with Sainfoin Lane.
REASON: To integrate the site into the existing development and to provide a green buffer for the development along Sainfoin Lane in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029, Policy 9 of the Oakley and Deane Neighbourhood Plan (2011-2029) and the aims of the National Planning Policy Framework (2024).
29 The removal / clearance of any hedgerow shall take place outside of bird nesting season (March to August inclusive) and any hedgerow shall be first checked by a suitably qualified ecologist for signs of nesting prior to removal. Should any be evident then clearance of vegetation should be left until nesting has finished and fledgelings have left the nest.
REASON: In the interest of protecting nesting birds in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029, Policy 10 of the Oakley and Deane Neighbourhood Plan (2011-2029) and the aims of the National Planning Policy Framework (2024).
30 Applications for the approval of the reserved maters shall demonstrate that the layout and scale has considered:
- T1 (Deodar Cedar) - located in the adjoining property. It is a noticeable landscape feature when viewed from the front of the application site. It is a semi-mature specimen which has the potential for significant growth and much larger height and canopy dimensions. The scale and layout need to demonstrate that the impact on and the growth potential of this tree has been considered in the design strategy in relation to overshadowing, proximity to buildings, pressure for removal.
- T12 (Oak) - the proximity of proposed access road as indicatively shown on drawing no. 20-02 REV F to ensure its retention and survival and its impact on the environment as it continues to grow.
REASON: To integrate the site into the existing development and to ensure the long-term retention and reduce the pressure for felling from future occupants in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029, Policy 9 of the Oakley and Deane Neighbourhood Plan (2011-2029) and the aims of the National Planning Policy Framework (2024).
31 Notwithstanding the detail provided an application for the approval of reserved matters shall be supported by an Arboricultural Impact Assessment prepared in accordance with the BS5837:2012 "Trees in relation to design, demolition and construction" (or equivalent document if replaced). The assessment shall be based upon a comprehensive survey of all the trees on and adjacent to the site and shall demonstrate which trees can be retained and which trees are to be removed. The detail shall also demonstrate how a footpath onto Sainfoin Lane will be delivered.
without harm to adjacent trees. This should include cross-sectional drawings showing existing and proposed levels through the trees. The development shall be carried out and thereafter maintained in accordance with the approved details.
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 Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011- 2029, Policy 9 of the Oakley and Deane Neighbourhood Plan (2011-2029) and the aims of the National Planning Policy Framework (2024).
32 No external lighting shall be installed on the site until full details of all proposed lighting (including the level of illumination) have been submitted to and approved in writing by the Local Planning Authority. The plan shall demonstrate how a bat sensitive scheme shall be utilised. The lighting scheme shall comply with the Institution of Lighting Professionals Guidance Note for the reduction of obtrusive light 2011 (or any such later version), have regard to lighting guidelines produced by the Bat Conservation Trust, comprise the minimum level of lighting needed for security and operational processes, and be designed to minimise pollution caused by glare and spillage. The development shall be carried out and thereafter maintained in accordance with the details so approved.
REASON: The site is adjacent to the countryside and any lighting plan should look to reduce lighting impacts to an acceptable level for bats so reducing impacts on a key species in accordance with Policies EM4, EM10 and EM12 of the Basingstoke and Deane Local Plan 2011 - 2029, Policy 10 of the Oakley and Deane Neighbourhood Plan (2011-2029) and the aims of the National Planning Policy Framework (2024).
33 No gates shall be place across the vehicular access from the site onto Sainfoin Lane.
REASON: In the interest of highway saftey and to integrate the development with the existing community in accordance with Policies EM10 and CN9 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. This Decision Notice must be read in conjunction with a Planning Obligation completed under the terms of Section 106 of the Town and Country Planning Act 1990 (as amended). You are advised to satisfy yourself that you have all the relevant documentation.
3. In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-
seeking amendments to the proposed development following receipt of the application;
considering the imposition of conditions/ S106
In this instance:
the applicant was updated of any issues after the initial site visit;
In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.
4. The Borough Council declared a Climate Emergency during 2019 formally making this declaration at the meeting of Cabinet in September 2019. This recognises the need to take urgent action to reduce both the emissions of the Council's own activities as a service provider but also those of the wider borough. In this respect, the Council is working with consultants at present to identify appropriate actions to achieve the targets that have been set. Beyond the requirements of any conditions that may be applicable to this planning permission and the current planning policy framework, the applicant is encouraged to explore all opportunities for implementing the development in a way that minimises impact on climate change. Where this in itself might require separate permission applicants can contact the council for advice through the following link: https://www.basingstoke.gov.uk/plan-app-process
For information more generally on the Climate Emergency please visit: https://www.basingstoke.gov.uk/climateemergency
5. Community Infrastructure Levy
The development of 32 dwellings is CIL liable but the trigger is the reserved matters stage and any such application will need to be accompanied by the relevant documents. Please note that all CIL related information, including completed CiL forms, should be sent to the following email address CILcharge@basingstoke.gov.uk
6. 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.
7. 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.
8. HCC Highways
Note to Applicant: The planning permission does not authorise the undertaking of any works within the highway (carriageway, footway or verge). Any works within the highway must be approved by S278 Agreement, details of which can be found at
https://www.hants.gov.uk/transport/developers/constructionstandards
9. HCC Lead Local Flood Authority
For guidance on providing the correct information, the Lead Local Flood Authority recommend you use their Surface Water Management Pre-application service which provides clear guidance on what is required for us to recommend that planning permission is granted and consider the works as best practise. For full details, please visit:
https://www.hants.gov.uk/landplanningandenvironment/environment/flooding/planning and click on pre-application advice request form
10. Thames Water
With regard to SURFACE WATER drainage, Thames Water would advise that if the developer follows the sequential approach to the disposal of surface water we would have no objection. Management of surface water from new developments should follow guidance under sections 167, 168 & 169 in the National Planning Policy Framework. Where the developer proposes to discharge to a public sewer, prior approval from Thames Water Developer Services will be required. Should you require further information please refer to our website.
https://www.thameswater.co.uk/help/home-improvements/how-to-connect-to-asewer/sewer-connection-design
11. With regard to water supply, this comes within the area covered by the South East Water Company. For your information the address to write to is - South East Water Company, Rocfort Road, Snodland, Kent, ME6 5AH, Tel: 01444-448200
12. 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.
13. The applicant is advised that all trees and shrubs should comply with the minimum standards specified in BS 3936 Parts 1, 4 and 5; advanced nursery stock to BS 5236; semi-mature trees to BS 4043. Planting should conform to minimum standards specified in BS 4428 "General Landscape Operations".
Item 2 – 24/02846/FUL: Full planning application for Phase 2 at Upper Cufaude Farm delivering 302 residential dwellings, community building, associated infrastructure, landscaping, car parking, and public open space (including a MUGA, LEAP and kickabout area). Access approved under Outline permission: 19/00018/OUT and Phase 1 Reserved Matters permission: 23/02003/RES. Site: Land At Upper Cufaude Farm Cufaude Lane Bramley Hampshire
The Committee considered the report set out on pages of 183 of 275 of the agenda with the further material set out on the addendum sheet and other matters discussed at the meeting.
The Committee discussed the proposed application which resulted in mixed views.
Concern was expressed with the design of the proposal, in particular the 2.5 storey and slate roof dwellings, which some Members considered to be of an urban design and out of character with the rural setting of Bramley Parish and conflicted with the Bramley Neighbourhood Plan 2011-2029 and the Design and Sustainability Supplementary Planning Document.
Other Members disagreed with the impact of the 2.5 storey dwellings due to the close vicinity of the 3 storey dwellings located in Vyne Park.
Concern was raised for the future occupants of the 23 dwellings which would require an alternative method of ventilation other than opening the window to achieve acceptable internal noise levels from the Basingstoke to Reading railway line and the MOD air activity such as the sporadic Chinook helicopter flights.
As the migration patterns of the Toads had changed since the outline application. Members discussed, following legal advice being given, whether a covenant be included in the Section 106 Agreement on application number 24/02846/FUL, to not implement Option B which had been given consent under the outline application as one of the mitigation measures should this application be approved.
Although there were some concerns raised on the design of the proposal, the site was an allocated site in Basingstoke and Deane Borough Local Plan (BDBLP) 2011-2029 for up to 350 dwellings. The proposal was for 302 dwellings with 128 affordable housing and together with the lack of the Borough’s 5-year housing land supply various Members were supportive of the proposal.
RESOLVED that: the application be APPROVED subject to the applicant entering into a legal agreement (in accordance with the Community Infrastructure Levy Regulations 2010 and Policies SS3.8, CN1, CN6, CN7, CN8, CN9, EM4 and EM5 of the Basingstoke and Deane Local Plan 2011-2029), Policies H1, H2, CVA2 and RE3 of the Bramley Neighbourhood Development Plan 2011-2029, between the applicant and the Borough and County Councils to secure:
· Affordable housing
· Landscape Management Plan
· Tree Works Plan
· Biodiversity enhancements – provision of toad tunnel on Cufaude Lane (including maintenance and monitoring)
· Significant onsite biodiversity enhancements contributing towards BNG
· Travel Plan and School Travel Plan
· On site open space
· Community hall and associated car parking
· On site play provision (MUGA and LEAP)
· Employment Skills plan
Off-site financial provision:
· Transport
· Education
· PROW enhancements
· Public Art
Should the requirements set out above not be satisfactorily secured, then the Planning and Development Manager be delegated to REFUSE permission for appropriate reasons.
The Chair confirmed that the Committee wished the resolution to reflect that Option B for the Toad Mitigation Strategy should not be pursued and the Section 106 agreement should reflect this request by seeking a covenant that Option B would not be implemented.
On completion of the legal agreement(s) the Planning and Development Manager be delegated to grant planning permission subject to the conditions listed below.
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
Site Layouts:
DES-137-D100-0 Phase 2 Site Location Plan
DES-137-D101-2 Site Layout Plan
DES-137-D102-2 Open Space Plan
DES-137-D103-2 Housing Tenure Locations Plan
DES-137-D104-2 Housing Mix Plan
DES-137-D105-2 Typologies Plan
DES-137-D106-2 Storey Heights Plan
DES-137-D107-3 Elevation Materials
DES-137-D108-2 Roof Materials Plan
DES-137-D109-2 Indicative SW Drainage Plan
DES-137-D110-0 Residential Density Plan
DES-137-D111-1 Green Collection Homes Location Plan
DES-137-D118-2 Parking Locations Plan (Sheet 1)
DES-137-D119-2 Parking Locations Plan (Sheet 2)
DES-137-D120-2 Surface Materials Plan (Sheet 1)
DES-137-D121-2 Surface Materials Plan (Sheet 2)
DES-137-D122-2 Highway Visibility (Sheet 1)
DES-137-D123-2 Highway Visibility (Sheet 2)
DES-137-D124-3 Refuse Servicing Plan (Sheet 1)
DES-137-D125-3 Refuse Servicing Plan (Sheet 2)
DES-137-D126-2 Enclosures Plan (Sheet 1)
DES-137-D127-2 Enclosures Plan (Sheet 2)
DES-137-D128-2 Services and Lighting Plan (Sheet 1)
DES-137-D129-2 Services and Lighting Plan (Sheet 2)
House Types / Flat Types / Community Building:
DES-137-D200-0 - House Type A2706M Plans and Elevations - Plot 83-84
DES-137-D201-0 - House Type A2708M Plans and Elevations - Plot 306-307
DES-137-D202-0 - House Type A3710M Plans and Elevations - Plot 171-172
DES-137-D203-0 - House Type A3711M-2 Plans and Elevations - Plot 122 As 127 Handed
DES-137-D204-1 - House Type A3712M Plans and Elevations - Plot 145-146
DES-137-D205-0 - House Type A4715M Plans and Elevations - Plot 230-231 232-233
DES-137-D207-1 - House Type B3016M-1 Plans and Elevations - Plot 177 As 156 178 Handed
DES-137-D208-1 - House Type B3016M-2 Plans and Elevations - Plot 61 73 165 244 283 As 49 75 196 219 Handed
DES-137-D209-1 - House Type B3016M-3 Plans and Elevations - Plot 52 168 203 As 68 147 284 Handed
DES-137-D210-0 - House Type B3017M-1 Plans and Elevations - Plot 74 Handed
DES-137-D211-2 - House Type B3017M-2 Plans Elevations - Plot 69-72 190-191 262-265 277-278 289-290 297-298 336-337 340-341
DES-137-D212-0 - House Type B3017M-3 Plans & Elevations - Plot 166-167 291-292 346-347
DES-137-D213-1 - House Type B3017M-5 Plans and Elevations - Plot 57-58 78-79 228-229 240-241 338-339 342-343
DES-137-D214-0 - House Type B3018M Plans and Elevations - Plot 85-86 186-187
DES-137-D215-0 - House Type S3020M-1 Plans and Elevations - Plot 157-160 173-176 220-227 242-243
DES-137-D216-0 - House Type S3020M-2 Plans and Elevations - Plot 197-202 279-282 285-288
DES-137-D217-0 - House Type S4023M-1 Plans and Elevations - Plot 53-56 59-60 76-77 179-180 188-189 348-349
DES-137-D218-0 - House Type S4023M-2 Plans and Elevations - Plot 50-51, 148-149, 161-164, 319-320, 323-324
DES-137-D220-0 - House Type S4029M Plans and Elevations - Plot 334 344
DES-137-D221-1 - House Type G4031M-1 Plans and Elevations - Plot 350 As 310 331 Handed
DES-137-D222-0 - House Type G4031M-2 Plans and Elevations - Plot 208 As
DES-137-D223-1 - House Type G4032M-1 Plans and Elevations - Plot 209 Handed
DES-137-D224-0 - House Type G4032M-2 Plans and Elevations - Plot 181 185 As 207 345 Handed
DES-137-D225-1 - House Type G4032M-3 Plans and Elevations - Plot 309 As 293 296 308 321 332 Handed
DES-137-D226-0 - House Type G4033M-3 Plans and Elevations - Plot 299 As
DES-137-D227-0 - House Type G5035M Plans and Elevations - Plot 335 As
DES-137-D228-0 - House Type G5037M-1 Plans and Elevations - Plot 184 As 182 333 Handed
DES-137-D229-1 - House Type G5037M-2 Plans and Elevations - Plot 295 322 As 183 294 Handed
DES-137-D230-0 - Terraced House Type A2708M Plans - Plot 213-218
DES-137-D231-0 - Terraced House Type A2708M Elevations - Plot 213-218
DES-137-D232-1 - Terraced House Type A2708M A3711M and A1702M Plans & Elevations - Plot 300-305 As 325-330 Handed
DES-137-D233-0 - Terraced House Type A2708M and A3711M Plans & Elevations - Plot 193-195 As 210-212 Handed
DES-137-D234-0 - Terraced House Type A3710M Plans - Plot 311-318
DES-137-D235-0 - Terraced House Type A3710M Elevations - Plot 311-318
DES-137-D236-0 - Terraced House Type A3713M and A4715M Plans - Plot 62-67
DES-137-D237-0 - Terraced House Type A3713M and A4715M Elevations - Plot 62-67
DES-137-D238-0 - Terraced House Type A3713M-2 Plans - Plot 123-127
DES-137-D239-0 - Terraced House Type A3713M-2 Elevations - Plot 123-127
DES-137-D240-1 - Terraced House Type B2009M Plans and Elevations - Plot 80-82
DES-137-D243-1 - Flat Type F1002M-1 Plans and Elevations - Plot 144 As
DES-137-D244-1 - Flat Type F1002M-2 Plans and Elevations - Plot 104 111 205 206 As 204 Handed
DES-137-D245-0 - Flat Type A1702M Plans and Elevations - Plot 245-248
DES-137-D246-1 - Flat Type A2721M Plans and Elevations - Plot 99 As 192 Handed
DES-137-D247-0 - Flat Block Type 1 Plans - Block F, I, J and K - Plot 116-121, 138-143, 150-155, 234-239
DES-137-D248-0 - Flat Block Type 1 Elevations - Block F, I, J and K - Plot 116-121, 138-143, 150-155, 234-239
DES-137-D249-0 - Flat Block Type 2 Plans - Block A, B and G - Plot 87-92 93-98 128-133
DES-137-D250-0 - Flat Block Type 2 Elevations - Block A, B and G - Plot 87-92 93-98 128-133
DES-137-D251-0 - Flat Block Type 3 Plans - Block D - Plot 105-110
DES-137-D252-0 - Flat Block Type 3 Elevations - Block D - Plot 105-110
DES-137-D253-0 - Flat Block Type 4 Plans - Block C - Plot 100-103
DES-137-D254-0 - Flat Block Type 4 Elevations - Block C - Plot 100-103
DES-137-D255-0 - Flat Block Type 5 Plans - Block E and H - Plot 112-115 134-137
DES-137-D256-0 - Flat Block Type 5 Elevations - Block E and H - Plot 112-115 134-137
DES-137-D257-2 Bins and Cycle Storage Plans and Elevation Sheet 1
DES-137-D258-1 Bins and Cycle Storage Plans and Elevation Sheet 2
DES-137-D259-1 Carports Plans and Elevation Sheet 1
DES-137-D260-1 Carports Plans and Elevation Sheet 2
DES-137-D261-1 Carports Plans and Elevation Sheet 3
DES-137-D262-0 Carports Angled Plans and Elevation
DES-137-D263-2 Garages Plans and Elevation Sheet 1
DES-137-D264-1 Garages Plans and Elevation Sheet 2
DES-137-D265-0 - House Type JAY Plans and Elevations - Plot 270-275
DES-137-D266-0 - House Type KITE Plans and Elevations - Plot 253-256 262-265
DES-137-D267-0 - House Type ROSE Plans and Elevations - Plot 250 258 268 As
DES-137-D268-1 - House Type SORRELL Plans and Elevations - Plot 260 As 251 259 Handed
DES-137-D269-1 - House Type ROBIN Plans and Elevations - Plot 269 Handed
DES-137-D270-0 - Community Centre - Floor Plans
DES-137-D271-0 - Community Centre - Roof Plan
DES-137-D272-0 - Community Centre – Elevations
DES-137-D273-0 - Community Centre – Sections
DES-137-D274-0 - House Type BILBERRY Plans and Elevations - Plot 249 267 Handed
DES-137-D275-0 - House Type MALLOW Plans and Elevations - Plot 261
DES-137-D276-0 - House Type ROBIN Plans and Elevations - Plot 257 266 As 252 276 Handed
DES-137-D277-0 Garages Plans and Elevation Sheet 3
Street Scenes:
DES-137-D300-0 Street Scenes (Sheet 1)
DES-137-D301-2 Street Scenes (Sheet 2)
Landscape:
DES-137-D501-2 Landscape Layout
Drainage:
127-045B S104 Adoption Plan
704-040-01 Drainage Layout Sheet 1 of 2 - 18.11.2024
704-040-02 Drainage Layout Sheet 2 of 2 - 18.11.2024
704-043 Catchment Areas
704-045A Section 104 Adoption Plan
704-060-01 - Drainage Flood Management Plan - Sheet 1 of 2
704-060-02 - Drainage Flood Management Plan - Sheet 2 of 2
704-061 Swale Cross Sections
704-062-01 Drainage Level Proposal Sheet 1 of 2
704-062-02 Drainage Level Proposal Sheet 2 of 2
REASON: For the avoidance of doubt and in the interests of proper planning.
2 The development hereby permitted shall be begun before the expiration of 3 years from the date of this planning permission.
REASON: To comply with Section 91 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.
3 No development shall take place until a Phasing Scheme has been submitted to and approved in writing by the Local Planning Authority. The Phasing Scheme shall detail the timetable for the overall development, including implementation and completion of the means of access and the offsite highway works. Development shall only proceed in accordance with the approved Phasing Scheme.
REASON: In the interests of the proper planning of the development and to ensure the monitoring of the timing and implementation of the permission in the interests of Housing Land Supply in accordance with the National Planning Policy Framework (December 2024).
4 Prior to the commencement of development of each phase of development as agreed under condition 3 of this permission, no development shall commence (in relation to that specific phase being pursued) until a materials schedule detailing the types and colours of external materials to be used, including colour of mortar and windows, has been submitted to and approved in writing by the Local Planning Authority for that phase. The development shall be carried out and thereafter maintained in accordance with the approved details.
REASON: In the interests of the visual amenities of the area and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy D2 of the Bramley Neighbourhood Development Plan 2011-2029.
5 Notwithstanding the details submitted, no development above ground slab level shall occur for any phase as agreed under condition 3, until the following drawings have been submitted to and approved in writing by the Local Planning Authority:
- Scaled drawings at a scale of 1:10 setting out architectural detailing such as, but not limited to, front gable details including the junction of different materials, the depth of window reveals, chimneys, decorative brick and tile detailing, plinths and brick string courses.
- The development shall be carried out in accordance with the approved details and retained thereafter.
REASON: In the absence of satisfactory details being submitted to accompany the application, details are required in the interests of promoting high quality development in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029, Policy D2 of the Bramley Neighbourhood Plan 2011-2029, the Upper Cufaude Farm Development Brief Supplementary Planning Document, the Design and Sustainability Supplementary Planning Document, and the National Planning Policy Framework (2024).
6 Prior to the commencement of development of each phase of development as agreed under condition 3 of this permission, no development shall take place (in relation to that specific phase being pursued) until full details of both hard and soft landscape proposals have been submitted to and approved in writing by the Local Planning Authority for that phase.
These details shall include, as appropriate, proposed finished levels or contours, means of enclosure, car parking layouts, other vehicle and pedestrian access and circulation areas, location and design of play areas, hard surfacing materials and minor artefacts and structures (eg furniture, refuse or other storage units, signs, lighting, external services, etc). Soft landscape details shall include planting plan, specification (including cultivation and other operations associated with plant and grass establishment), schedules of plants, (including replacement trees where appropriate), noting species, planting sizes and proposed numbers/densities where appropriate, as well as any works to enhance wildlife habitats where appropriate.
In addition, an implementation timetable for each phase shall be submitted to and approved in writing by the Local Planning Authority before development commences within that Phase. If applicable, these details will also extend to cover areas of open space to be adopted by the Council, such areas shall be agreed in writing prior to development commencing.
All hard and soft landscape works shall be carried out in accordance with the approved details in accordance with the timetable agreed with the Local Planning Authority and shall be maintained as agreed.
Any trees or plants which, within a period of five years after planting, are removed, die or become seriously damaged or defective, shall be replaced in the next planting season with others of species, size and number as originally approved, to be agreed in writing by the Local Planning Authority.
REASON: To ensure the provision, establishment and maintenance of a reasonable standard of landscape in accordance with the approved designs and in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policies D2 and RE3 of the Bramley Neighbourhood Development Plan 2011-2029.
7 Plots 249-276 shall be built out in accordance with all the approved drawings, details and specifications relating to the green collection homes and thereafter retained as such in perpetuity.
REASON: In the interests of proper planning, ensuring that the benefits of the green collection home are realised, in accordance with the National Planning Policy Framework (December 2024).
8 Prior to the commencement of each phase of development as agreed under condition 3 of this permission, no works shall take place until a measured survey of that phase 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 which shall be 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: To protect the privacy of the occupiers of adjoining properties in accordance Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy D2 of the Bramley Neighbourhood Development Plan 2011-2029.
9 The development hereby permitted shall be carried out in strict accordance with the recommendations and procedures contained within Chapter 6 Mitigation Measures of the Update Badger Survey report by Aspect Ecology dated 3/2025.
REASON: In order to prevent interference with an active badger sett in line with protection under the Badger Act 1992 and to preventing adverse impacts on a key species in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.
10 No works pursuant to this permission shall commence until updated reptile presence/absence survey has been completed of those parts of the site with reptile suitability, as assessed by a suitably qualified ecologist. All surveys should be carried out in accordance with current best practice survey guidelines. An appropriate report must be submitted to the Local Planning Authority confirming the results of the surveys, and providing details of any appropriate mitigation necessary in relation to reptiles. Thereafter, the site works shall proceed in accordance with the measures set out in the approved report.
REASON: In order to prevent harm to reptiles protected under the Wildlife and Countryside Act 1981 and to ensure that there will be no adverse impact on the conservation of key species in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.
11 Prior to the commencement of each phase of development as agreed under condition 3, including any demolition works, soil moving, temporary access construction/widening, or storage of materials, a Biodiversity Mitigation Strategy shall be submitted to and approved in writing by the Local Planning Authority. The plan shall include details of the following:
(a) All buffers to woodland, both designated and non-designated, to be at least 20 metres wide as measured from the point at which any reasonable woodland habitat stops or the edge of the canopy (whichever is greater).
(b) Important habitats and their associated buffers are not to be used as allocation for formally managed green-space provision or any other inappropriate uses listed in the council's Landscape, Biodiversity and Trees Supplementary Planning Document.
(c) Details of the timing/ecological watching brief procedures required to address the protection of breeding birds, bats, dormice, badgers, reptiles and amphibians before and during any development works.
(d) Details of mitigation proposals for mitigating any potential adverse effects on bats, amphibians, dormice, reptiles, badgers or birds and any features that they are dependent on. This is to include details of measures that will be taken to maintain dark corridors for nocturnal wildlife, namely foraging bats, dormice and badgers, and specific measures that will be taken to minimise domestic animal predation on native fauna.
(e) Details of how mature trees, woodland and hedgerow habitats adjacent to the area of the proposed development will be protected during the construction works.
(f) Provisions for the supervision and monitoring of the plan, including briefing construction personnel, and the name and contact details of the person responsible for this;
No development or other operations shall take place other than in complete accordance with the approved Biodiversity Mitigation Strategy.
No habitat or other landscape features that are to be retained as part of the approved Biodiversity Mitigation Strategy shall be damaged or destroyed, or removed without the prior written approval of the Local Planning Authority, before practical completion of the development.
If a habitat or other landscape feature is removed or damaged in contravention of this agreement, a scheme of remedial action, with a timetable for implementation, shall be submitted to and approved in writing by the Local Planning Authority within 28 days of the incident. The scheme of remedial action must be approved by the Local Planning Authority before practical completion of the development and implemented in accordance with the approved timetable.
REASON: to minimise the impact on the existing biodiversity of the site and its surroundings, in accordance with the National Planning Policy Framework (December 2024) and Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.
12 No development shall take place in relation to each phase of development as agreed under condition 3 (including demolition, ground works, vegetation clearance), until a construction environmental management plan (CEMP: Biodiversity) has been submitted to and approved in writing by the Local Planning Authority. The CEMP (Biodiversity) shall include the following:
a) Risk assessment of potentially damaging construction activities.
b) Identification of 'biodiversity protection zones'
c) Practical measures (both physical measures and sensitive working practices) to avoid or reduced impacts during construction (may be provided as a set of method statements).
d) The location and timing of sensitive works to avoid harm to biodiversity features, such as the SINCs, protected species etc.
e) The times during construction when specialist ecologists need to be present on site to oversee works.
f) Responsible persons and lines of communication.
g) The role and responsibilities on site of an ecological clerk of works (ECoW).
h) Use of protective fences, exclusion barriers and warning signs.
The approved CEMP shall be adhered to and implemented throughout the construction period strictly in accordance with the approved details.
REASON: To minimise the impact on the existing biodiversity of the site and its surroundings, in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.
13 Within one month of the commencement of development details of the layout for the approved Local Equipped Play Area (LEAP) shall be submitted to and approved in writing by the Local Planning Authority. The approved details shall be fully implemented in accordance with the approved details and the completed legal agreement.
REASON: To ensure the delivery of a suitably design equipped play area in accordance with Policies SS3.8 and EM10 of the Basingstoke and Deane Local Plan 2011-2029, and the Upper Cufaude Farm Development Brief Supplementary Planning Document (March 2019).
14 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 "Land at Upper Cufaude Farm: Impact plan for great crested newt District Licensing (Version 1)", dated 20th February 2025.
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 (WML-OR134, or a 'Further Licence'), section 15 of the National Planning Policy Framework, Circular 06/2005 and the Natural Environment and Rural Communities Act 2006 and in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.
15 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, and in line with section 15 of the National Planning Policy Framework, Circular 06/2005 and the Natural Environment and Rural Communities Act 2006 and in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.
16 No development hereby permitted shall take place except in accordance with Part 1 of the Great Crested Newt Mitigation Principles, as set out in the District Licence (WML-OR134, or a 'Further Licence') and in addition in compliance with the following:
- Works which will affect likely newt hibernacula may only be undertaken during the active period for amphibians.
-Capture methods must be used at suitable habitat features prior to the commencement of the development (i.e., hand/destructive/night searches), which may include the use of temporary amphibian fencing, to prevent newts moving onto a development site from adjacent suitable habitat, installed for the period of the development (and removed upon completion of the development).
- Amphibian fencing and pitfall trapping must be undertaken at suitable habitats and features, prior to commencement of the development.
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 (WML-OR134, or a 'Further Licence'), section 15 of the National Planning Policy Framework, Circular 06/2005 and the Natural Environment and Rural Communities Act 2006 and in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029
17 The development hereby permitted shall be carried out in strict accordance with the noise mitigation measures outlined in the submitted Technical Note: Phase 2 Noise Assessment prepared by Stuart Michael Associates (document ref 7308 dated November 2024) and as updated by the Technical Note: Response to EHO comments prepared by Stuart Michael Associates (document ref: 7308 dated January 2025).
All dwellings which have been identified as requiring enhanced levels of noise mitigation shall not be occupied until the scheme to protect the proposed dwellings from rail traffic noise has been completed.
The development shall thereafter be maintained in accordance with the approved details.
REASON: To ensure that acceptable noise levels within the dwellings and the curtilages of the dwellings are not exceeded in the interests of residential amenity and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan
2011-2029.
18 Dwellings highlighted in figure 11 of the submitted Technical Note: Phase 2 Noise Assessment prepared by Stuart Michael Associates (document ref 7308 dated November 2024) shall be fitted with mechanical ventilation and heat recovery (MVHR)prior to occupation as an alternative method of mechanical ventilation in order to supply outside air to habitable rooms with windows closed, in order to relieve the need to open windows. The MVHR shall be maintained as originally installed unless otherwise agreed by the Local Planning Authority.
REASON: In the interests of residential amenity, and to ensure acceptable noise levels are not exceeded within the dwellings and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
19 The internal noise levels associated with any mechanical units and associated ductwork shall not exceed NR25. The ventilation system shall be designed to ensure that noise from external sources is not conducted into any habitable room at any time.
REASON: In the interests of residential amenity, and to ensure acceptable noise levels are not exceeded within the dwellings and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029
20 No dwelling shall be occupied (in relation to the relevant phase as agreed under condition 3) until a post completion noise survey has been undertaken by a suitably qualified acoustic consultant, and a report submitted to and approved in writing by the Local Planning Authority. The post completion testing shall assess performance of the noise mitigation measures against the following noise levels with mitigation in place (and, where installed, mechanical ventilation in operation):
a) Internal day time (0700 - 2300) noise levels shall not exceed 35dB LAeq, 16hr for habitable rooms (bedrooms and living rooms with windows open*);
b) Internal night time (2300 - 0700) noise levels shall not exceed 30dB LAeq with individual noise events not exceeding 45dB LAfMax (windows open*) more than 15 times during 2300-0700 hours;
c) Garden areas shall not exceed 55 dB LAeq, 16hr.
A method statement should be submitted to and approved by the Local Planning Authority prior to the survey being undertaken.
If these noise levels are exceeded, additional noise mitigation measures, (where necessary to ensure the appropriate noise levels can be met), shall be submitted to an approved in writing by the Local Authority and implemented in full prior to the first occupation of the relevant phase.
*Where it is predicted that the internal noise levels specified above will not be met with windows open despite mitigation strategies, an alternative method of mechanical ventilation must be specified to supply outside air to habitable rooms with windows closed, and relieve the need to open windows. Background and passive ventilators, and system 3 extraction systems are not considered adequate for this purpose.
Methods may include a system 4 MVHR system with cool air by-pass, or standalone mechanical units supplying outside air to each affected habitable room.
REASON: In the interests of residential amenity, and to ensure acceptable noise levels are not exceeded within the dwellings and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029
21 The commencement of the development on each phase (as approved under condition 3) shall not take place until a programme for the monitoring of noise and vibration during the construction of that phase has been submitted to and approved in writing by the Local Planning Authority. The programme shall specify the method of noise and vibration measurement and make provision for noise and vibration measurements to be taken at a time to be agreed in writing with the Local Planning Authority. The results of all noise and vibration measurements shall be given to the Local Planning Authority as soon as they are available. The development shall be carried out in accordance with the approved details.
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.
22 No development shall take place until a site specific Construction Environmental Management Plan has been submitted to and been approved in writing by the Local Planning Authority. The plan must demonstrate the adoption and use of the best practicable means to reduce the effects of noise, vibration, dust and site lighting. The plan should include, but not be limited to:
1. Procedures for maintaining good public relations including complaint management, public consultation and liaison;
2. Arrangements for liaison with the Council's Environmental Protection Team;
3. All works and ancillary operations which are audible at the site boundary, or at such other place as may be agreed with the Local Planning Authority, shall be carried out only between the following hours: 0730 Hours and 18 00 Hours on Mondays to Fridays and 08 00 and 13 00 Hours on Saturdays and; at no time on Sundays and Bank Holidays;
4. Deliveries to and removal of plant, equipment, machinery and waste from the site must only take place within the permitted hours detailed above.
5. Mitigation measures as defined in BS 5528: Parts 1 and 2: 2009 Noise and Vibration Control on Construction and Open Sites shall be used to minimise noise disturbance from construction works.
6. Procedures for emergency deviation of the agreed working hours;
7. BDBC encourages all contractors to be 'Considerate Contractors' when working in the Borough by being aware of the needs of neighbours and the environment;
8. Control measures for dust and other air-borne pollutants;
9. Measures for controlling the use of site lighting whether required for safe working or for security purposes.
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.
23 The development hereby approved shall be carried out in strict accordance with the submitted Remediation Strategy and Verification Plan produced by Southern Testing (Report Ref VT0153 dated 27 June 2023).
If during any works contamination is encountered which has not been previously identified it should be reported immediately to the Local Planning Authority. The additional contamination shall be fully assessed and an appropriate remediation scheme, agreed in writing with the Local Planning Authority.
REASON: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance with Policy EM12 of the Basingstoke and Deane Local Plan 2011-2029.
24 No development shall take place on each phase (as approved under condition 3), (including any works of demolition), until a Construction Method Statement has been submitted to, and approved in writing by, the LPA. The approved 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.
5) Wheel washing facilities.
REASON: In the interests of highway safety, to ensure convenience of arrangements for parking and turning of contractor and operative vehicles throughout construction of the development and to ensure that no obstruction is caused on the adjoining highway and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
25 The development on each phase (as approved under condition 3) shall not be brought into use until the visibility splays as indicated on the approved plans in which there should be no obstruction to visibility exceeding 1.0m in height above the adjacent carriageway channel line have been completed. Such visibility splays shall thereafter be retained for the lifetime of the development.
REASON: In order to achieve adequate visibility, in the interests of highway safety and in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029.
26 No properties shall be occupied (in relation to the relevant phase as agreed under condition 3) until confirmation has been provided that either:- all wastewater network upgrades required to accommodate the additional flows from the development have been completed; or- a housing and infrastructure phasing plan has been agreed with Thames Water to allow additional properties to be occupied. Where a housing and infrastructure phasing plan is agreed no occupation shall take place other than in accordance with the agreed housing and infrastructure phasing plan.
REASON: The development may lead to sewage flooding and network reinforcement works are anticipated to be necessary to ensure that sufficient capacity is made available to accommodate additional flows anticipated from the new development in accordance with Policy CN6 of the Basingstoke and Deane Local Plan 2011-2029.
27 The Development hereby approved shall be carried out in strict accordance with Surface Water Drainage Strategy contained with the Phase 2 Flood Mitigation Strategy dated 23/01/25 and as set out in the approved drainage drawings (as agreed under condition 1).
No dwelling for each phase of the development (as agreed under condition 3) until the surface water drainage strategy for that phase has been implemented. Thereafter the development shall be 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 with Policy EM7 of the Basingstoke and Deane Local Plan 2011-2029.
28 In relation to the route of the Roman Road, details of the interpretation boards (including their location and a timetable for their provision) shall be submitted to and approved in writing, prior to the commencement of relevant phase of development (as agreed under condition 3). The boards shall be erected in accordance with the agreed timetable.
REASON: To ensure the historic importance of the Roman Road makes a positive contribution to the surrounding development 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.
29 Prior to commencement of development of each phase as agreed under condition 3 of this permission, a strategy for external lighting and street lighting within that phase shall be submitted to and approved in writing by the Local Planning Authority. External lighting and street lighting shall be provided on each phase in accordance with the approved details. The strategy shall:
a) identify those areas/features on site that are particularly sensitive for dormice, bats or badgers and that are likely to cause disturbance in or around their breeding sites and resting places or along important routes used to access key areas of their territory, for example, for foraging; and
b) show how and where external lighting will be installed (through the provision of appropriate lighting contour plans and technical specifications) so that it can be clearly demonstrated that areas to be lit will not disturb or prevent the above species using their territory or having access to their breeding sites and resting places, in particular along key connectivity routes and habitats closest to development.
c) have due regard to street furniture and soft landscaping proposals ensuring that there is no conflict and that sufficient space to landscaping is provided in order for it become established.
d) not have an adverse impact on residential amenity.
All external lighting shall be installed in accordance with the specifications and locations set out in the strategy, and these shall be maintained thereafter in accordance with the strategy. Under no circumstances should any other external lighting be installed without prior consent from the Local Planning Authority.
REASON: Artificial light can harm the ecology of an area through disruption of the natural diurnal rhythms of wildlife. The imposition of this condition will ensure that reasonable measures are taken to protect wildlife, in accordance with the Habitats and Species Regulations 2010, the National Planning Policy Framework 2024 and Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.
30 The development hereby permitted shall be carried out in accordance with the 'Arboricultural Planning Report' dated 02.12.2024; as submitted by AD Tree Consulting. This shall include protective measures, including fencing, ground protection, supervision, working procedures and special engineering solutions. Tree protection fencing and ground protection shall be erected prior to any site activity starting and maintained throughout the construction of development. The development shall be carried out in complete accordance with the approved document.
REASON: To ensure that reasonable measures are taken to safeguard 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 and Policy RE3 of Bramley Neighbourhood Development Plan 2011-2029.
31 No development in relation to each phase as agreed under condition 3, shall commence until a scheme 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 and shall be maintained as such for its lifetime.
REASON: 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.
32 Prior to occupation of the dwellings for each phase (as agreed under condition 3) hereby approved, refuse storage facilities in accordance with those shown on the approved drawings shall be made within the site and shall be retained thereafter for such purposes.
REASON: To ensure that the storage and collection of refuse does not harm highway safety or impact detrimentally upon the amenities of the site in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and the Design and Sustainability Supplementary Planning Document (2018).
33 Prior to occupation of the dwellings for each phase (as agreed under condition 3) hereby approved, cycle parking facilities in accordance with those shown on the approved drawings shall be made within the site and shall be retained thereafter for such purposes.
REASON: To improve provision for cyclists and discourage the use of the car wherever possible and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
34 Prior to occupation of the dwellings for each phase (as agreed under condition 3) hereby approved, parking provision in accordance with those shown on the approved drawings shall be made and shall be retained thereafter for such purposes for the lifetime of the development. For the avoidance of doubt this include parking provision 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.
Biodiversity Net Gain
35 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:
was provided with pre-application advice;
the applicant was advised of any amendments required following receipt of consultee comments.
In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.
3. The Borough Council declared a Climate Emergency during 2019 formally making this declaration at the meeting of Cabinet in September 2019. This recognises the need to take urgent action to reduce both the emissions of the Council's own activities as a service provider but also those of the wider borough. In this respect, the Council is working with consultants at present to identify appropriate actions to achieve the targets that have been set. Beyond the requirements of any conditions that may be applicable to this planning permission and the current planning policy framework, the applicant is encouraged to explore all opportunities for implementing the development in a way that minimises impact on climate change. Where this in itself might require separate permission applicants can contact the council for advice through the following link: https://www.basingstoke.gov.uk/plan-app-process. For information more generally on the Climate Emergency please visit: https://www.basingstoke.gov.uk/climateemergency.
4. The development hereby approved results in the requirement to make payments to the Council as part of the Community Infrastructure Levy (CIL) procedure. A Liability Notice setting out further details and including the amount of CIL payable will be sent out separately from this Decision Notice.
Some developments may be eligible for relief or exemption from CIL. Further information on reliefs and exemptions that may be available and how to claim them can be found at: https://www.gov.uk/guidance/community-infrastructure-levy%20(relief-and-exemptions).
Prior to your development commencing you are required to submit CIL Form 2 (Assumption of Liability) (https://ecab.planningportal.co.uk/uploads/1app/forms/form_2_assumption_of_liability.pdf) and CIL Form (Commencement Notice) (https://ecab.planningportal.co.uk/uploads/1app/forms/form_6_commencement_notice.pdf). Failure to Assume Liability and submit a Commencement Notice prior to the commencement of development may result in the loss of any exemptions claimed; the loss of any right to pay by instalments; and additional costs to you in the form of surcharges (https://www.basingstoke.gov.uk/content/doclib/2569.pdf).
5. 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 844844 or email gmsteam@basingstoke.gov.uk to commence the process. Details can be found on the council's website.
6. 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.
7. In relation to the local equipped area of play (see condition 13), the Applicants attention is drawn to the comments of the Open space Officer.
The equipped play area should be served by two firm bonded surfaced access paths to two gates when further details are provided. The design requirements for play areas within the borough are set out in the Guidance Notes & Standards for the provision of Unsupervised Children's Play facilities. An equipped space should have at least one-multi-component item of play equipment that is suitable for children through the provision of steps or, if local needs require, a wheelchair ramp. Within the total provision of a neighbourhood, the items selected for each separate play area should vary
Any new plantings close to the play space would need careful consideration; filtered views of play spaces are acceptable as this allows for informal oversight but play areas should not be screened from view
BDBC will only adopt metal play equipment and low maintenance recycled plastic slatted benches. It therefore needs to be confirmed by the applicant at an early stage whether any open spaces are due to be transferred to the Council or not.
8. The planning permission does not authorise the undertaking of any works within the highway (carriageway, footway or verge). Any works within the highway must be approved by S278 Agreement, details of which can be found at https://www.hants.gov.uk/transport/developers/constructionstandards
9. Nothing connected with the development, or its future use, shall have an adverse effect on the Public Rights of Way, which must always remain available for safe public use at all times.
i. No vehicles (including builder's and contractor's), machinery, equipment, materials, spoil, scaffolding, or anything else associated with the works, use, or occupation of the development, shall be left on or near to a Public Right of Way as to cause obstruction, hindrance, or a hazard to the legitimate users. The public retain the right to use the public right of way at all times.
ii. There must be no surface alterations to a Public Right of Way without the consent of Hampshire County Council as Highway Authority. Planning permission under the Town and County Planning Act (1990) does not provide this and separate consent is required. To carry out any such works without this permission would constitute an offence under Section 131 of the Highways Act (1980).
iii. Any damage caused to the surface of the Public Right of Way by construction traffic will be required to be restored to the satisfaction of the Area Countryside Access Manager upon the completion of the build.
If it is considered that a temporary closure of the PROW is required, the Applicant should apply to HCC. Details can be found here: Apply for a temporary closure | Hampshire County Council (hants.gov.uk)
10. The Applicant is reminded to have consideration to the comments of the Country Service in relating to distances for proposed landscaping along the edge of the PROW.
11. 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.
It is essential to note that any ground investigations, site preparatory works and ground / vegetation clearance works / activities (where not constituting development under the Town and Country Planning Act 1990) in a red zone site authorised under the District Licence but which fail to respect controls equivalent to those detailed in the planning condition above which refers to the NatureSpace great crested newt mitigation principles would give rise to separate criminal liability under the District Licence, requiring authorised developers to comply with the District Licence and (in certain cases) with the GCN Mitigation Principles (for which Natural England is the enforcing authority); and may also give rise to criminal liability under the Wildlife & Countryside Act 1981 (as amended) and/or the Conservation of Habitats and Species Regulations 2017 (as amended) (for which the Police would be the enforcing authority).
12. In respect of condition 26 the developer can request information to support the discharge of this condition by visiting the Thames Water website at thameswater.co.uk/preplanning.
13. In respect of the Green Collection Homes, the Applicant is requested to be mindful of comments received on the application in reation to the use of slate PV tiles. Should alternative materials become available, the developer is encouraged to carry out the appropriate investigations as to whether an alternative material roof tile could be utilised.
14. For the avoidance of doubt, whilst the Construction Management Plan (condition 24) should include provision of wheel washing facilities, the planning condition can only secure that these are provided, and available for use. Mud on the Highway, or damage to Highway verges, is not a matter that can be enforced by the Planning Authority through the Planning Acts. If any mud is deposited on the public highway despite these provisions (for any wheel washing facilities), this is a matter that would be addressed by the Highway Authority (Hampshire County Council) or the Police, through the Highways Act 1980 and the Road Traffic act 1988, including:
a. Highways Act 1980 Section 137 states: "If a person, without lawful authority or excuse, in any way wilfully obstructs the free passage along a highway he is guilty of an offence".
b. Highways Act 1980 Section 148 states: "If without lawful authority or excuse a person deposits anything whatsoever on a highway to the interruption of any user of the highway he is guilty of an offence.
c. Section 149 of the Highways Act 1980 states: "If anything is deposited on the highway so as to constitute a nuisance/danger the Highway Authority can require the person who put it there to remove it forthwith". Mud causes skidding and is therefore dangerous and a nuisance.
d. Highways Act 1980 Section 161 states: "If a person, without lawful authority or excuse, deposits anything whatsoever on a highway in consequence of which a user of the highway is injured or endangered, that person is guilty of an offence".
e. Furthermore, the Road Traffic Act 1988 covers situations where a mechanically propelled vehicle is driven dangerously on a road. Driving dangerously can include driving a vehicle in a state that could cause danger to others.
Punishment for these offences by the Highway Authority or the Police ranges from fines to imprisonment.
15. The Applicant should note that as that the proposed roads and footways are being offered for adoption, the S38 process will still need to be undertaken in addition to any planning approval that may be granted by the Local Planning Authority, and the details of this process can be found via the following link - https://www.hants.gov.uk/transport/developers/constructionstandards
This process will require additional information to that submitted to date and require formal engineering drawings for assessment which may result in updates to the layout being required. As such, it is recommended that the developer engage with the S38 team at their earliest convenience.
16. If the proposals include works to an ordinary watercourse, under the Land Drainage Act 1991, as amended by the Flood and Water Management Act 2010, prior consent from the Lead Local Flood Authority is required. This consent is required as a separate permission to planning. Information on ordinary watercourse consenting can be found at the following link https://www.hants.gov.uk/landplanningandenvironment/environment/flooding/changewatercourse
It is strongly recommended that this information is reviewed before Land Drainage consent application is made.
For guidance on providing the correct information, we recommend you use the Ordinary Watercourse Consents Pre-application service and help avoid delays occurring at the formal application stage. A Pre-application service for Ordinary Watercourse Consents is available, allowing consents to go through in a smoother, often more timely manner. For full information please visit: https://www.hants.gov.uk/landplanningandenvironment/environment/flooding/changewatercourse
17. In relation to the Community Building, the Applicant's attention is drawn to the comments of the Community Infrastructure Team with regards to the technical construction and future maintenance of the building.
18. This Decision Notice must be read in conjunction with a Planning Obligation completed under the terms of Section 106 of the Town and Country Planning Act 1990 (as amended) for this planning application. You are advised to satisfy yourself that you have all the relevant documentation.
19. In respect of condition 35, Multi-functional Green Space as defined in the Council's adopted Green Space Standards within the Green Infrastructure Strategy the size of which is to be a minimum of 0.2ha (2,000m2) with no dimension being less than 15 metres.
20. This permission is a phased permission, including for the purposes of the Community Infrastructure Levy, as agreed by condition 3. The Applicant is reminded that that any CIL exemptions and/or reliefs (ie social housing relief) must be granted before commencement of the development and if any works start on site without all pre-commencement conditions for that phase being discharged, then the opportunity to claim exemption/relief will be lost, as will the option to pay in instalments once the CIL eventually calculated/charged.
Item 3 - 24/02002/FUL: Demolition of barn and erection of 1 no. self build dwelling (part retrospective). Site: Nunnery House Tunworth Road Mapledurwell Hampshire
The Committee considered the report set out on pages of 276 of 320 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 listed below.
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
165 000 Rev A Location Plan
165 002 Rev B Proposed Block Plan
165 100 Rev A Ground Floor Plans
165 101 Rev A First Floor Plans
165 110 Rev A West and East Elevations
165 111 Rev A North and South Elevations
165 002 Rev A Landscaping Plan
REASON: For the avoidance of doubt and in the interests of proper planning.
2 No development above slab level shall commence on site until details of the types and colours of external materials to be used, including colour of mortar and cladding (where applicable), together with samples, have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out and thereafter maintained in accordance with the details so approved.
REASON: In the interests of the visual amenities of the area and in accordance with Policies EM1, EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029.
3 Notwithstanding the approved plans no soft landscaping works shall commence on site above slab level until a scheme of landscaping which shall specify species, planting sizes, spacing and numbers of trees/shrubs to be planted (including replacement trees where appropriate) shall be submitted to and approved in writing by the Local Planning Authority. The works approved shall be carried out in the first planting and seeding seasons following the first occupation of the building(s) or when the use hereby permitted is commenced. In addition, a maintenance programme detailing all operations to be carried out in order to allow successful establishment of planting, shall be submitted to and approved in writing by the Local Planning Authority before commencement of the landscaping works. Any trees or plants which, within a period of 5 years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species.
REASON: Details are required in the 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, EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029.
4 Notwithstanding the approved plans no hard landscaping works shall commence on site above slab level 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. All areas of hardstanding in front of the house hereby approved shall demonstrate compatibility with the surface water drainage strategy in accordance with the provisions of condition 10. The approved surfacing shall be completed before the adjoining buildings 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, EM7, EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029.
5 The dwelling hereby approved shall not be occupied until provision for the parking and turning of vehicles, in accordance with the details illustrated on the approved plan (dwg 165 002 Rev A Landscaping Plan) have been provided (for the avoidance of doubt this includes spaces within garages where applicable). The parking and turning areas shall thereafter be available for use by vehicles and kept free from obstruction throughout the lifetime of the development.
REASON: In the interests of highway safety, to ensure convenience of arrangements for parking and turning and to ensure that no obstruction is caused on the adjoining highway and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and the Parking Standards Supplementary Planning Document (2018).
6 The dwelling hereby approved shall not be occupied until details of cycle storage in accordance with the Residential Parking Standards have been submitted to and approved in writing by the Local Planning Authority. The approved details shall be implemented before occupation or the use commences, whichever is the sooner, and shall be thereafter retained and maintained in accordance with the approved details.
REASON: To ensure adequate cycle provision 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.
7 Prior to occupation of the dwelling hereby approved, refuse storage facilities in accordance with those shown on the approved drawings shall be made within the site and shall be retained thereafter for such purposes.
REASON: To ensure that the storage of refuse does not harm highway safety or impact detrimentally upon the amenities of the site in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and the Design and Sustainability Supplementary Planning Document (2018).
8 No development above slab level commence on site until details of the works for the disposal of sewage have been submitted to and approved in writing by the Local Planning Authority. In the event discharge is proposed to be treated via a septic tank the submitted details shall be accompanied by justification that discharging into a public sewer to be treated at a public sewage treatment works or package sewage treatment plant is not feasible (taking into account costs and or practicability). The dwellings shall not be occupied until the approved sewage details have been fully implemented in accordance with the approved plans.
REASON: In the absence of sufficient information being submitted with the application, it is necessary for further information to be submitted which ensures the proposal is provided with a satisfactory means of drainage. The information is requested prior to works commencing above slab level in order to ensure the drainage infrastructure required for the development is fully considered and accommodated within the site in accordance with Policy EM6 of the Basingstoke and Deane Local Plan 2011-2029 and guidance within the National Planning Policy Framework (2024).
9 No development above slab level shall commence on site until details of the works for the disposal of surface water have been submitted to and approved in writing by the Local Planning Authority. The scheme shall demonstrate that the surface water will not be discharged to the public network. The dwellings shall not be occupied until the approved surface water drainage details have been fully implemented in accordance with the approved plans. The development shall be maintained thereafter in accordance with the approved details.
REASON: In the absence of sufficient and precise details of the proposed surface water drainage mechanism within the planning submission, it is necessary for further information to be submitted which ensures the proposal is provided with a satisfactory means of drainage. The information is requested prior to works above slab level commencing at the site in order to ensure the drainage infrastructure required for the development is fully considered and accommodated within the site in accordance with Policies EM6 and EM7 of the Basingstoke and Deane Local Plan 2011-2029, and the National Planning Policy Framework (2024).
10 Prior to occupation of the dwelling hereby approved, a Construction Statement detailing how the new dwellings shall meet a water efficiency standard of 110 litres or less per person per day shall be submitted to and approved in writing by the Local Planning Authority. If this is not possible then it must be justified 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.
11 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 Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
12 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.
13 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, or E of Part 1, of Schedule 2 of the Order shall be erected on the application site.
REASON: To prevent the overdevelopment of the site in the interests of the visual amenity of the area and to safeguard the character of the local landscape, in accordance with Policies EM1, EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029.
14 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 Method Statement produced by Hellis Solutions Limited v2 dated January 2024 and the Tree Protection Plan ref: TPPNH v2 dated January 2024.
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.
15 The dwelling hereby approved shall not be occupied until there has been submitted to and approved in writing by the Local Planning Authority a plan indicating the positions, design, materials and type of screen walls/fences/hedges to be erected or planted. The approved screen walls/fences/hedges shall be erected and/or planted before the dwelling hereby approved is first occupied and shall subsequently be 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, details of which shall be agreed in writing by the Local Planning Authority before replacement occurs.
REASON: Details are required because insufficient information has been submitted with the application in this regard, in the interests of the amenities of the area and in accordance with Policies EM1, EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029.
16 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended) (or any Order revoking and re-enacting or amending that Order with or without modification), no new vehicular or pedestrian access shall be created.
REASON: In the interests of preserving the character and appearance of the Conservation Area through the retention of trees and vegetation which are identified as Trees of Townscape significance, in accordance with Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029.
17 Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking and re-enacting that Order with or without modification) no additional openings shall be inserted in the southern or eastern elevations of the building without the prior permission of the Local Planning Authority on an application made for the purpose.
REASON: To protect the amenity and privacy of the occupiers of adjoining property in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
18 The development hereby permitted shall be carried out in strict accordance with all proposed avoidance, mitigation and enhancement recommendations and procedures contained within Section 4 'Conclusions, Impacts and Recommendations' of the supporting Preliminary Ecological Appraisal (Matthew Game, December 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) in relation to protected and notable species and in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.
19 Prior to any further development being carried out on the site, a Construction Environmental Management Plan (CEMP) or other similar strategy that sets out reasonable avoidance measures to be taken to avoid impacts on great crested newt during the construction phase should be submitted to and approved in writing by the Local Planning Authority. Thereafter, the development shall be carried out in strict accordance with the details so approved.
REASON: To prevent impacts on great crested newt protected under the Conservation of Habitats and Species Regulations 2017 and in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.
20 Prior to any development above slab level, a Biodiversity Enhancement and Mitigation Plan shall be submitted to and approved in writing by the Local Planning Authority, detailing species and habitat avoidance, mitigation and enhancement measures to be implemented within the development as listed within Table 11 of the Preliminary Ecological Appraisal (Matthew Game, Dec 2024). Thereafter, the development shall be undertaken in line with the approved details.
REASON: In order provide enhancements and net gains for biodiversity in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.
21 The development hereby permitted shall not be occupied/brought into use until there has been submitted to the Local Planning Authority certificates demonstrating that a) sufficient sampling of imported material has taken place and b) the imported material is free from unacceptable levels of contamination. Sampling should take place in situ at a frequency of 1 per 100m3.
REASON: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance with Policy EM12 of the Basingstoke and Deane Local Plan 2011-2029.
Informative(s):-
1. 1.1 The applicant's attention is drawn to the fact that the above conditions (if any), must be complied with in full, failure to do so may result in enforcement action being instigated.
1.2 This permission may contain pre-commencement conditions which require specific matters to be submitted and approved in writing by the Local Planning Authority before a specified stage in the development occurs. This means that a lawful commencement of the approved development CANNOT be made until the particular requirements of the pre-commencement conditions have been met.
1.3 The applicant's attention is drawn to the fact that the Local Planning Authority has a period of up to eight weeks to determine details submitted in respect of a condition or limitation attached to a grant of planning permission. It is likely that in most cases the determination period will be shorter than eight weeks, however, the applicant is advised to schedule this time period into any programme of works. A fee will be required for requests for discharge of any consent, agreement, or approval required by a planning condition. A fee is payable for each submission made regardless of the number of conditions for which approval is sought. Details of the required fee can be found on our website - https://www.basingstoke.gov.uk/plan-app-process?chapter=81324#chapter81324 . Requests must be made using the standard application form (available online) or set out in writing clearly identifying the relevant planning application and condition(s) which they are seeking approval for.
2. In accordance with paragraph 39 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-
proactively offering a pre-application advice (in accordance with paragraphs 40-47);
seeking further information following receipt of the application;
seeking amendments to the proposed development following receipt of the application;
considering the imposition of conditions and or the completion of a s.106 legal agreement (in accordance with paragraphs 56-59).
In this instance:
the applicant was updated of any issues after the initial site visit;
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 844844 or email gmsteam@basingstoke.gov.uk to commence the process. Details can be found on the council's website.
5. The applicant is advised that the provision of a site foul drainage treatment plant may require an Environmental Permit from the Environment Agency. Please see the following details: https://www.gov.uk/permits-you-need-for-septic-tanks for further advice.
6. The applicant is reminded that, under the Conservation of Habitats and Species Regulations 2017 (as amended) and the Wildlife and Countryside Act 1981 (as amended), it is an offence to (amongst other things): deliberately capture, disturb, injure, or kill great crested newts; damage or destroy a breeding or resting place; intentionally or recklessly obstruct access to a resting or sheltering place. Planning permission for a development does not provide a defence against prosecution under this legislation. Should great crested newts be found at any stage of the development works, then all works should cease, and a professional and/or suitably qualified and experienced ecologist (or Natural England) should be contacted for advice on any special precautions before continuing, including the need for a licence."
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 and also have implications in respect of the Community Infrastructure Levy.
8. In the event discoloured and/or odorous soils are encountered during foundations and other excavation works; or should any hazardous materials (including asbestos) or significant quantities of made ground be found, then all development works should be stopped and the Local Planning Authority contacted immediately.
Item 4 - 24/02283/ROC: Variation of condition 13 of 22/03228/ROC (Variation of condition 1 - to amend plan numbers to allow for revised design adding rear extension to the ground floor of 21/00427/FUL) - to change from septic tank or cess pit to now discharge foul water via water treatment plant. Site: Nunnery House Tunworth Road Mapledurwell Hampshire
The Committee considered the report set out on pages of 321 of 345 of the agenda with the further material set out on the addendum sheet and other matters discussed at the meeting.
Members were supportive of the Officer recommendation.
RESOLVED that: the application be APPROVED subject to the conditions listed below
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans submitted to accompany this application and as previously approved under planning permission reference 22/03228/ROC:
Site Location Plan - drawing no 133_001 Rev A
Proposed Block Plan - drawing no 163_002 Rev A
Proposed Site Layout - drawing no 133_003 Rev C
Proposed Ground Floor Plan - drawing no 163_100 Rev A
Proposed First Floor Plan - drawing no 163_101 Rev A
Proposed Garage - drawing no 133_102 Rev C
Proposed Front and Rear Elevations - drawing no 163_110 Rev A
Proposed Side Elevations - drawing no 163_111 Rev A
Engineering Layout and Construction Details - drawing no 23-091-100 Rev C - dated Jan 24
Proposed Outfall Ordinary Watercourse Consent - drawing no 23-091-101 Rev C - dated July 24
REASON: For the avoidance of doubt and in the interests of proper planning.
2 The development hereby permitted shall be carried out in accordance with the materials schedule submitted and approved under application 23/00247/CONDN approved on 06 July 2023. The development shall thereafter be maintained in accordance with the approved details.
REASON: In the interests of the visual amenities of the area and in accordance with Policies EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029.
3 The development hereby approved shall be carried out in accordance with the hard and soft landscaping details submitted under application 23/00247/CONDN and approved on 06 July 2023. The approved details comprise drawings titled 'Hard and Soft Landscaping' numbers 163_003 Rev A and 163_004 Rev A.
The approved soft landscaping shall be carried out in the first planting and seeding seasons following the first occupation of the dwelling hereby approved or when the use hereby permitted is commenced. The approved hard surfacing shall be completed before the buildings adjoining the hard surfacing are first occupied and thereafter maintained in accordance with the approved details.
Any trees or plants which, within a period of 5 years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species.
REASON: To improve the appearance of the site in the interests of visual amenity in accordance with Policies EM1, EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029.
4 The development hereby permitted shall be carried out in accordance with the screens/walls/fences/hedges details submitted under application 25/00116/CONDN approved on 20 February 2025.
The approved screens/walls/fences/hedges shall be erected or planted before the dwelling hereby approved is first occupied and shall subsequently be maintained as approved.
REASON: In the interests of the amenities of the area and in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
5 Prior to occupation of the dwelling hereby approved the proposed onsite vehicular parking for at least 3 vehicles and turning areas shall be provided in accordance with the approved Site Layout Plan (drawing ref: 133_003 Rev C dated April 2022). Thereafter, these areas shall be permanently retained and used for vehicular parking (for the avoidance of doubt this includes spaces within garages).
REASON: In order to provide a suitable and convenient on-site movement layout with adequate parking facilities in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011 to 2029.
6 Prior to occupation of the dwelling hereby approved cycle storage, including space for the long term storage of at least 2 bicycles shall be provided within the curtilage of the property. The cycle storage shall be thereafter retained.
REASON: To ensure adequate cycle provision 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.
7 The development hereby permitted shall not be occupied until the property 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, in accordance with the details approved under application 25/00116/CONDN on 20 February 2025, 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.
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.
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.
8 The garage hereby permitted shall be occupied solely for purposes incidental to the occupation and enjoyment of the dwelling hereby approved and shall not be sold off, sub-let or used as a separate unit of accommodation nor in connection with any trade, business, profession or commercial enterprise.
REASON: In the interests of the proper planning of the area and as 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 and in the interests of highway safety and amenity in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029.
9 The development hereby approved shall be carried out in strict accordance with the Arboricultural Method Statement (v2.0 by Hellis Solution Limited dated January 2023) submitted and approved under application 23/00247/CONDN approved on 28 March 2023. The approved tree protection shall be maintained in position until the site is to be landscaped.
The development shall be carried out in complete accordance with the approved Tree Protection Method Statement.
REASON: To ensure that reasonable measures are taken to safeguard protected/important landscape trees in the interests of the local amenities and the enhancement of the development itself, in accordance with Policies EM1 and EM11 of the Basingstoke and Deane Local Plan 2011-2029.
10 The development hereby approved shall be carried out in strict accordance with the Surface Water Drainage Strategy as set out within the submitted Drainage Strategy Technical Note by Odyssey dated October 2024. The dwelling shall not be occupied until the approved surface water drainage details have been fully implemented in accordance with the approved plans and thereafter maintained in accordance with the approved details perpetuity.
REASON: In order to ensure that the drainage infrastructure required for the development is fully considered and accommodated within the site in accordance with Policies EM6 and EM7 of the Basingstoke and Deane Local Plan 2011-2029.
11 The development hereby approved shall be carried out in strict accordance with the foul drainage strategy as set out within the submitted Drainage Strategy Technical Note by Odyssey dated October 2024 together with the following drawings:
Engineering Layout and Construction Details - drawing no 23-091-100 Rev C dated Jan 24
Proposed Outfall Ordinary Watercourse Consent - drawing no 23-091-101 Rev C - dated July 24
The dwelling shall not be occupied until the approved sewage details have been fully implemented in accordance with the approved plans and documents and thereafter shall be maintained as such in perpetuity.
REASON: In order to ensure the drainage infrastructure required for the development is fully accommodated within the site in accordance with Policy EM6 of the Basingstoke and Deane Local Plan 2011-2029.
12 The development hereby approved shall be carried out in strict accordance with the Water Efficiency Calculation Report by BEAT Solution Ltd dated 01 February 2023 as submitted under application 23/02427/CONDN and approved on 18 October 2023. The development shall thereafter maintain water efficiency in accordance with the approved details.
REASON: To ensure that the development delivers a level of sustainable water use in accordance with Policy EM9 of the Basingstoke and Deane Local Plan 2011-2029.
13 The development hereby approved shall be carried out in accordance with the Written Scheme of Investigation by Ecus Ltd dated January 2023 as submitted under application 23/00247/CONDN and approved on 8 February 2023.
REASON: To ensure the recording of any items of archaeological interest in accordance with Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029 and the advice contained within the National Planning Policy Framework (December 2024).
14 No work relating to the construction of the development hereby approved, including works of demolition or preparation prior to operations, shall take place before the hours of 0730 nor after 1800 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays nor on Sundays or recognised public holidays.
REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance Policy EM12 of the Basingstoke and Deane Local Plan 2011 - 2029.
15 No deliveries of construction materials or plant and machinery and no removal of any spoil from the site, shall take place before the hours of 0730 nor after 1800 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays nor on Sundays or recognised public holidays.
REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance with Policy EM12 of the Basingstoke and Deane Local Plan 2011-2029.
Informative(s):-
1. 1.1 The applicant's attention is drawn to the fact that the above conditions (if any), must be complied with in full, failure to do so may result in enforcement action being instigated.
1.2 This permission may contain pre-commencement conditions which require specific matters to be submitted and approved in writing by the Local Planning Authority before a specified stage in the development occurs. This means that a lawful commencement of the approved development CANNOT be made until the particular requirements of the pre-commencement conditions have been met.
1.3 The applicant's attention is drawn to the fact that the Local Planning Authority has a period of up to eight weeks to determine details submitted in respect of a condition or limitation attached to a grant of planning permission. It is likely that in most cases the determination period will be shorter than eight weeks, however, the applicant is advised to schedule this time period into any programme of works. A fee will be required for requests for discharge of any consent, agreement, or approval required by a planning condition. 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);
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 application was acceptable as submitted and no further assistance was required.
In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.
3. 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 advised that this permission is only pursuant to the Town and Country Planning Act 1990 and is advised to contact the Planning and Development Manager with regard to the necessary consents applicable under the Building Regulations.
5. If this development will result in new postal addresses or changes in addresses, please contact the council's Street Naming and Numbering team on 01256 844844 or email gmsteam@basingstoke.gov.uk to commence the process. Details can be found on the council's website.
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 applicant is advised that the provision of a site foul drainage treatment plant may require an Environmental Permit from the Environment Agency. Please see the following details: https://www.gov.uk/permits-you-need-for-septic-tanks for further advice.
Item 5 - 24/02378/PIP: Permission in Principle for the demolition of the existing equestrian buildings and erection of a minimum of 2 dwellings and a maximum of 4 dwellings and associated landscaping. Site: Land At Little Bowlings Farm Goddards Lane Sherfield-on-loddon Hampshire
The Committee considered the report set out on pages of 346 of 379 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 it was generally felt that the proposal would not have a detrimental impact to Carpenters Farm House.
Members had a difference of opinion to the impact of the proposal on the Countryside. Some Members felt that the dwellings had adequate screening from the road and would provide desired housing within the Countryside.
Other Members disagreed and felt that the development would be harmful to the character and appearance and setting of the Sherfield on Loddon Conservation Area. It was considered that the current barns were typical of a farmyard setting and the removal would result in an urbanisation of the site.
Concern was expressed that the access could potentially cause highway safety issues.
RESOLVED that: the application be REFUSED for the following reasons:
1 By virtue of the scale of the development (as a result of the maximum development sought), the proposal would not be sympathetic to and would fail to respect and integrate with the character, visual amenity and scenic quality of the area. As such the development is considered to be detrimental to the character of the area contrary to Sections 12 and 15 of the National Planning Policy Framework (2024), Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy D1 of the Sherfield on Loddon Neighbourhood Development Plan 2011-2029.
2 The proposed development would fail to preserve the architectural and historic significance of the listed building of Carpenters Farm House due to the introduction of inappropriate development which would adversely impact on and erode the farm's rural setting. This harm would be less than substantial. However, there are no public benefits which have been identified that would outweigh this harm. As such, the proposal is therefore in conflict with the guidance contained in Section 16 of the National Planning Policy Framework (2024), Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029, Policy D1 of the Sherfield on Loddon Neighbourhood Development Plan 2011-2029 and the Heritage Supplementary Planning Document 2019.
3 The proposed development would fail to preserve the character and appearance and setting of the Sherfield on Loddon Conservation Area. This harm would be less than substantial. However, there are no public benefits which have been identified that would outweigh this harm. As such, the proposal is therefore in conflict with the guidance contained in Section 16 of the National Planning Policy Framework (2024), Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029, Policy D1 of the Sherfield on Loddon Neighbourhood Development Plan 2011-2029 and the Heritage Supplementary Planning Document 2019.
Informative(s):-
1. 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 service (in accordance with paragraphs 40-47).
In this instance:
The application was updated on any issues prior to the determination of the application.
In such ways the Council has demonstrated a positive and practice manner in seeking solutions to problems arising in relation to the planning application.
Item 6 - 24/02585/HSE: Erection of first floor rear and side extension and new front boundary wall. Site: 19 Hamble Drive Tadley Hampshire RG26 3UN
The Committee considered the report set out on pages of 380 of 3 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 believed that the proposal would not have a detrimental impact on the streetscene of West Street.
Members agreed that the overall bulk of the extension was too large for the site and the close proximity to, the northern boundary would represent an intrusive and overbearing form of development that would cause a harmful impact on 17 Hamble Drive.
Members requested that West Street be removed from refusal reason 1.
RESOLVED that: the application be REFUSED for the following reasons:
1 The proposed first floor extension by virtue of its size, height, roof form and design, would have a detrimental impact on the streetscenes of Hamble Drive and the amenity of the area. The proposal, would not be subservient to the host dwelling and would fail to integrate harmoniously with the existing property contrary to the guidance contained within the National Planning Policy Framework (December 2024), Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and the guidance within the Design and Sustainability Supplementary Planning Document (July 2018).
2 The proposed first floor extension by virtue of its two storey height, overall bulk and massing and its positioning along, and in close proximity to, the northern boundary would represent an intrusive and overbearing form of development which would result in unacceptable overshadowing, loss of light and outlook to the main private amenity area from the existing rear conservatory and nearest first floor window of 17 Hamble Drive. This relationship would be adversely harmful upon the amenities of the occupiers of 17 Hamble Drive contrary to the National Planning Policy Framework (December 2024), Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029 and guidance contained within the Design and Sustainability Supplementary Planning Document (July 2018).
Informative(s):-
1. While the submitted proposal was not considered to be acceptable, it may be possible to achieve an appropriate alternative scheme. Please contact the Case Officer if you wish to discuss your proposals.
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:-
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.
Meeting ended at 8:45pm
Chairman
Interest
Name
Item No./Topic
Objector
Ms Smallman
Item 2 - 24/02846/FUL
Support
Ms Caplin
Item 2 - 24/02846/FUL
Support
Mr Cromack
Item 2 - 24/02846/FUL
Support
Mr Doughty
Item 2 - 24/02846/FUL
Councillor
Tomblin
Item 2 - 24/02846/FUL
Support
Mr Fry
Item 4 - 24/02283/ROC
Support
Mrs Fry
Item 4 - 24/02283/ROC
Parish Council
Mr Darker
Item 5 - 24/02378/PIP
Support
Ms Crutchfield
Item 5 - 24/02378/PIP
Councillor
Tomblin
Item 5 - 24/02378/PIP
Support
Mr Capel
Item 6 - 24/02585/HSE
Councillor
Slimin
Item 6 - 24/02585/HSE
Item 1 – 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 57 of 182 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 had been deferred at the Development Control Committee meeting held on the 12th March 2025 for more information from the Highway Authority in relation to the responses received to the planning application. The Highway Authority, which comprised both HCC Highways and HCC Countryside Services had raised both an “objection” and “no objection” to the proposed development.
The “objection” was from HCC Countryside Services who considered that the proposed amendments were harmful to users of the bridleway.
Since the last meeting the Highway Authority had removed its “objection” to the application as there was agreement that the layout presented, and as reviewed by the highway authority, was acceptable to meet the needs of users of the bridleway.
It was highlighted that the proposal would provide for two lanes of traffic and segregation for the safety of pedestrians which was considered beneficial to the existing bridleway.
The reduction of the car park and available parking spaces was discussed. It was acknowledged that although the car park would be reduced in size, there would still be 23 parking spaces which included one accessible space. The requirement to mark the allocated parking spaces would provide an efficient use of the car park. In addition, it was noted that the accessible space would be closer to reception.
The proposal was for up to 32 dwellings with 40% affordable housing was in accordance with both Policy SS6 of the Local Plan and Oakley and Deane Neighbourhood Plan.
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 CN1, CN6, CN9, EM4 and EM6 of the Basingstoke and Deane Local Plan 2011-2029) between the applicant and the Borough and County Councils to secure:
Access
Access to be fully delivered prior to the commencement of any other development approved or preparatory works, excluding any drainage works required to deliver the access.
Access is the whole of the works from the adopted highway through to the radius shown for the new access on the approved plans, including the rearrangement of the doctor’s car park.
Closure of the existing vehicular access points to the site.
Off site works
Village bus stop improvements
A modal filter on Sainfoin Lane
Tactile paving and dropped crossing improvements between the site and the village centre
Cycle parking provision within the village centre.
Ongoing maintenance
Any HCC Highways Authority requirements (eg 278 agreements).
Affordable Housing
40% of the properties to be provided as affordable sheltered bungalows.
Of this 40% the split between social rented and shared ownership to be approved prior to the commencement of development (excluding access and drainage detailed)
Habitats Regulations
Wastewater treated at Ivy Down WwTWs
Woodland to be delivered, maintained and retained in perpetuity in accordance with the principles contained Woodland Creation Plan V1.1 (WSP September 2022)
Biodiversity
Biodiversity Net Gain (in accordance with submitted documents)
Green Infrastructure
a) Multi-functional Green Space On site provision, implementation, management and payment of any commuted sums. Amount - 2,457.6m2 of MFGS to be provided on site and to include kickabout.
b) Equipped Play to enhance the existing play facility at St Johns Piece.
c) Landscape Management Plan
Landscape Management Plan required to cover all structural vegetation, all green spaces, communal and parking areas, boundary treatments, including soft landscape and hard surfacing/furniture not being transferred to individual householders
Should the requirements set out above not be satisfactorily secured, then the Planning and Development Manager be delegated to REFUSE permission for appropriate reasons.
On completion of the legal agreement(s) the Planning and Development Manager be delegated to grant planning permission subject to the conditions listed below.
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
Site Location Plan - Drawing Number 164919 - 21-01 Rev B
Proposed Highway Improvements - Drawing Number 70048734-SK-018 Rev
H (excluding the revised car park layout which is captured in the plan below)Landscape Master Plan (Doctor's Car Park Layout) - Drawing Number 816-MP- 02 Rev D
REASON: For the avoidance of doubt and in the interests of proper planning.
2 Approval of the details of the layout, scale, appearance of the proposed building(s), the means of access thereto and the landscaping of the site (hereinafter called #the reserved matters#) shall be obtained from the Local Planning Authority in writing before any development is commenced.
REASON: In order to secure a satisfactory development and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
3 Application for approval of the reserved matters shall be made to the Local Planning Authority before the expiration of 3 years from the date of this planning permission.
REASON: To comply with Section 92 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.
4 The development hereby permitted shall be begun either before the expiration of 3 years from the date of this permission, or before the expiration of 2 years from the date of approval of the last of the reserved matters to be approved, whichever is later.
REASON: To comply with Section 92 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.
5 Pre Commencment Conditions
Construction Environmental Management Plan
No development shall take place until a site-specific Construction Environmental Management Plan has been submitted to and been approved
in writing by the Local Planning Authority. The plan must demonstrate the adoption and use of the best practicable means to reduce the effects of noise, vibration, dust and site lighting. The plan should include, but not be limited to:
Procedures for maintaining good public relations including complaint management, public consultation and liaison;
Arrangements for liaison with the Council's Environmental Protection Team; All works and ancillary operations which are audible at the site boundary, or at such other place as may be agreed with the Local Planning Authority, shall be carried out only between the following hours: 0730 Hours and 1800 Hours on Mondays to Fridays and 08 00 and 13 00 Hours on Saturdays and; at no time on Sundays and Bank Holidays;
Deliveries to and removal of plant, equipment, machinery and waste from the site must only take place within the permitted hours detailed above.
Mitigation measures as defined in BS 5528: Parts 1 and 2 : 2009 Noise and Vibration Control on Construction and Open Sites shall be used to
minimise noise disturbance from construction works.
Procedures for emergency deviation of the agreed working hours;
An undertaking to require all contractors to be 'Considerate Contractors' when working in the Borough by being aware of the needs of neighbours and the environment;
Control measures for dust and other air-borne pollutants;
Measures for controlling the use of site lighting whether required for safe working or for security purposes.
Once approved in writing the approved CEM Plan shall be adhered to in full during the demolition/construction period of the development.
REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
6 Construction Method Statement
No development shall take place, (including any works of demolition), until a Construction Method Statement has been submitted to, and approved in writing by, the Local Planning Authority. The approved 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.
5) Wheel washing facilities.
6) How access for users of the bridleway will be retained and maintained throughout construction
7) How access to the properties that use Sainfoin Lane for access shall be maintained throughout construction.
Once approved in writing the approved CMS shall be adhered to in full during the demolition/construction period of the development.
REASON: In the interests of highway safety and to protect the amenities of the occupiers of nearby properties during the construction period and in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029.
7 Highway work
Notwithstanding the details shown on the approved plans, the development shall not commence until a detailed scheme for access to the site and improvements to Sainfoin Lane as indicatively shown on drawing no. 70048734-SK-018 Rev. H has been submitted to and approved in writing by
the Local Planning Authority, in consultation with the Highway Authority.
Once approved in writing and prior to the commencement of any development (other than the access and drainage work) the approved plans shall be completed in full accordance with the approved details and retained thereafter.
REASON: The indicative access has been found to be acceptable, but details are required to ensure adequate access to the development in the interests of highway safety and to protect the amenities of both the occupiers of nearby properties and future residents and in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029.
8 Prior to the commencement of development a detailed scheme for the closure of the existing vehicular access points to the development site as indicatively shown on drawing no. 20-02 REV F has been submitted to and approved in writing by the Local Planning Authority, in consultation with the Highway Authority.
Once approved in writing and prior to the commencement of any development (other than the access and drainage work) the approved plans shall be completed in full accordance with the approved details and retained thereafter.
REASON: The indicative access has been found to be acceptable, but details are required to ensure adequate access to the development in the interests of highway safety and to protect the amenities of both the occupiers of nearby properties and future residents and in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029.
9 Drainage
No development shall begin until a detailed surface water drainage scheme for the site, based on the principles within the Flood Risk Assessment,
Surface Water and Foul Water Drainage Strategies ref: 8734-FRA-001, has been submitted and approved in writing by the Local Planning Authority. The submitted details should include:
a. A technical summary highlighting any changes to the design from that within the approved Flood Risk Assessment.
b. Detailed drainage layout drawings at an identified scale indicating catchment areas, referenced drainage features, manhole cover and invert levels and pipe diameters, lengths and gradients.
c. Detailed hydraulic calculations for all rainfall events, including the listed below. The hydraulic calculations should take into account the connectivity of the entire drainage features including the discharge location. The results should include design and simulation criteria, network design and result tables, manholes schedule tables and summary of critical result by maximum level during the 1 in 1, 1 in 30 and 1 in 100 (plus an allowance for climate change) rainfall events. The drainage features should have the same reference that the submitted drainage layout.
d. Confirmation that sufficient water quality measures have been included to satisfy the methodology in the Ciria SuDS Manual C753.
The development shall be implemented in full accordance with the approved detail and retained and maintained in accordance. For the avoidance of doubt the scheme has to include all land within the application red line.
REASON: To prevent the increased risk of flooding, both on and off site in accordance with Policy EM7 of the Basingstoke and Deane Local Plan 2011-2029 and the National Planning Policy Framework (2024).
10 Any subsequent Reserved Matters or Full Planning Application should be supported by the post-development (including the entire proposed drainage system) 2D hydraulic pluvial modelling. The requested post-development modelling should demonstrate that:
a. Existing overland flowpaths will be managed safety within the proposed development without affecting any proposed residential dwellings for the 1 in 100-year event plus 40% climate change allowance.
b. Proposals will not divert or block the existing overland flowpaths, increasing or displacing surface water flood risk to any adjacent site.
For the avoidance of doubt the scheme has to include all land within the application red line.
REASON: To prevent the increased risk of flooding, both on and off site in accordance with Policy EM7 of the Basingstoke and Deane Local Plan 2011-2029 and the National Planning Policy Framework (2024).
(Note for conditions 9 and 10 above see Lead Local Flood Authority Comments dated January 2022).
11 Trees
Notwithstanding the detail shown in detailed surface water drainage scheme for the site, based on the principles within the Flood Risk Assessment, Surface Water and Foul Water Drainage Strategies ref: 8734-FRA-001, the proposed SUDS water retention basin shall be either redesigned and/or relocated to remove the risk that the construction and installation of the basin poses to T7 (Oak).
REASON: The schedule of trees provided by the applicant indicates T7 (oak) to be a young tree for its species with the potential for significant growth and subsequent size increase in height and canopy dimensions which will contribute to the landscape character of the area and the setting of the new dwellings in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029, Policy 9 of the Oakley and Deane Neighbourhood Plan (2011-2029) and the National Planning Policy Framework (2024).
12 Archaeology
No development (other than works to deliver the access as shown on Proposed Highway Improvements - Drawing Number 70048734-SK-018 Rev H and works to the doctor's car park) 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 shall 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.
13 No development shall take place (other than works to deliver the access as shown on Proposed Highway Improvements - Drawing Number 70048734-SK 018 Rev H, works to the doctor's car park) 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.
14 Contamination (investigation)
With the exception of the demolition of existing buildings and removal of existing hardstanding and any underground infrastructure no works pursuant to this permission shall commence until there has been submitted to and approved in writing by the Local Planning Authority:-
(a) a further site investigation report (to include a radon gas risk assessment) documenting the ground conditions of the site and incorporating chemical and gas analysis identified as being appropriate by the initial site investigation in accordance with BS10175:2011- Investigation of Potentially Contaminated Sites - Code of Practice; and, unless otherwise agreed in writing by the Local Planning Authority,
(b) a detailed scheme for remedial works and measures to be undertaken to avoid risk from contaminants/or gases when the site is developed. The scheme must include a timetable of works and site management procedures and the nomination of a competent person to oversee the implementation of the works. If gas protection measures are 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. The scheme must ensure that the site will not qualify as contaminated land under Part IIA of the Environmental Protection Act 1990 and if necessary proposals for future maintenance and monitoring.
Important note: Unless part (a) identifies significant contamination, it may transpire that part (a) is sufficient to satisfy this condition, meaning parts (b) need not be subsequently carried out. This would need to be agreed in writing by the Local Planning Authority.
If during any works contamination is encountered which has not been previously identified it should be reported immediately to the Local Planning Authority. The additional contamination shall be fully assessed and an appropriate remediation scheme, agreed in writing with the Local Planning Authority. This must be conducted in accordance with DEFRA and the Environment Agency's 'Land Contamination Risk Management (LCRM).
https://www.gov.uk/government/publications/land-contamination-riskmanagement[1]lcrm
REASON: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors [in accordance with Policy EM12 of the Basingstoke and Deane Local Plan 2011-2029]
15 Car Parking
The amendments to the doctor's parking shall be completed in full prior to the commencement of any development that is not the access or drainage. The car park shall be:
Laid out is accordance with the detail shown in the approved plans.
Parking spaces shall be clearly delineated on the ground
Disabled parking space(s) shall be marked out and access to the building shall be free from any obstruction (eg refuse bins).
Cycle parking delivered in full.
Materials (whether retained or replaced) shall be in full accordance with the drainage detail required by conditions 9 and 10 above.
Once implemented area shown as parking shall not thereafter be used for any purpose other than parking, loading and unloading of vehicles.
REASON: In the interests of highway safety and to protect the amenities of users of the doctor's surgery in accordance with Policies ECN7, CN8, EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029, Policy 12 of the Oakley and Deane Neighbourhood Plan (2011-2029) and the aims of the National Planning Policy Framework (2024).
16 Biodiversity
Prior to the commencement of development (other than works to deliver the access as shown on Proposed Highway Improvements - Drawing Number 70048734-SK-018 Rev H, works to the doctor's car park) updated surveys and mitigation measures for protected species including bats, reptiles, dormice and nesting birds shall be submitted to the Local Planning Authority.
Details shall be provided shall be based on the detail in the following supporting documents:
Protected Species and Ecological Impact Report (Corylus Ecology) 30th November 2021
Preliminary Ecological Appraisal Report (Corylus Ecology) 30th November 2021
REASON: To minimise the impacts upon protected species in accordance with the National Planning Policy Framework (2024) and Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029, Policy 10 of the Oakley and Deane Neighbourhood Plan (2011-2029) and the aims of the National Planning Policy Framework (2024).
17 Prior to commencement of the development hereby approved (including any works of demolition and other than works to deliver the access as shown on Proposed Highway Improvements - Drawing Number 70048734-SK-018 Rev H, works to the doctor's car park), 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. 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, Policy 10 of the Oakley and Deane Neighbourhood Plan (2011-2029) and the aims of the National Planning Policy Framework (2024).
18 Pre- above ground works conditions
Materials
No development above ground floor slab level shall take place until details of the types, textures and colours of all external materials to be used together with samples have been submitted to and approved in writing by the local planning authority. The development shall be carried out and thereafter maintained in accordance with the details so approved.
REASON: 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.
19 Hard and Soft Landscaping
Notwithstanding the detail shown no development above ground floor slab level shall take place until details of both hard and soft landscape works have been submitted to and approved in writing by the local planning authority.
These details shall include, but not be limited to:
i. a statement setting out the design objectives and how these will be delivered;
ii. earthworks showing existing and proposed finished levels or contours in relation to a nearby datum point, to be based on a measured survey;
iii. planting plans with specification (including cultivation and other operations associated with plant and grass establishment), schedules of plants noting species, plant sizes and proposed numbers/densities;
iv. a schedule of tree planting including the position, species and size of all new trees proposed and to include an assessment of the overall gain or loss of canopy cover across the site, taking into account tree removals and the ultimate size of new tree planting;
v. the specification of tree planting pits where appropriate with details of any irrigation or drainage infrastructure;
vi. tree root barriers (if necessary) to prevent damage or disruption to any proposed hard surfacing or underground services, drains or other
infrastructure;
vii. details of protection of young trees to reduce the likelihood of breakage/vandalism to acceptable levels;
viii. details of the location of external lighting sufficient to demonstrate how lighting is to be achieved without conflict to proposed tree planting, with allowance for reasonable growth;
ix. means of enclosure and retaining structures;
x. boundary treatment[s];
xi. vehicle parking layouts;
xii. other internal vehicle and pedestrian access and circulation areas;
xiii. hard surfacing materials detailing compliance with conditions 9, 10 and 20 (drainage);
xiv. details of the construction of the proposed new planting strip adjacent to the Doctor's car park including a cross-section and type and volume of growing medium
xv. an implementation programme, [including phasing of work where relevant].
xvi. Maintenance programme detailing all operations to be carried out in order to allow successful establishment of planting.
The landscaping works shall be carried out in accordance with the approved details before any part of the development is first occupied or in accordance with the timetable agreed with the local planning authority which shall include appropriate planting to be undertaken at the earliest opportunity. The approved hard landscaping works shall be implemented prior to occupation of the dwellings and shall be retained and maintained.
Any trees or plants which, within a period of five years after planting, are removed, die or become seriously damaged or defective, shall be replaced in the next planting season with others of species, size and number as originally approved, to be agreed in writing by the Local Planning Authority.
REASON: Details are required 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.
20 Pre-occupation conditions
Drainage (maintenance)
Prior to the first occupation of any dwelling 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, in consultation with the Lead Local Flood Authority. The submitted details shall include:
a. Maintenance schedules for each drainage feature type and ownership.b. Details of protection measures.
Once approved in writing the development shall be retained and maintained in full accordance with the approved details.
REASON: To prevent the increased risk of flooding, both on and off site in accordance with Policy EM7 of the Basingstoke and Deane Local Plan 2011-2029 and the National Planning Policy Framework (2024).
21 Contamination (verification)
The development hereby permitted shall not be occupied/brought into use until there has been submitted to the Local Planning Authority verification by the competent person approved under the provisions of condition 14(b) that any remediation scheme required and approved under the provisions of condition 14(b) has been implemented fully in accordance with the approved details (unless varied with the written agreement of the Local Planning Authority in advance of implementation). Unless otherwise agreed in writing by the Local Planning
Authority such verification shall comprise; as built drawings of the implemented scheme; photographs of the remediation works in progress;
Certificates demonstrating that imported and/or material left in situ is free of contamination.
Thereafter the scheme shall be monitored and maintained in accordance with the scheme approved under condition 14(b), unless otherwise agreed in writing by the Local Planning Authority.
REASON: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance Policy EM12 of the Basingstoke and Deane Local Plan 2011-2029
22 Applications for the approval of reserved matters shall demonstrate refuse storage and collection facilities for each dwelling. Drawings shall show the position, design, materials, finishes and 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.
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.
No part of the development shall be occupied until refuse storage and collection facilities have been provided in full accordance with the approved details.
REASON: In the interests of general amenity, to ensure convenience of arrangements for refuse and recycling storage and collection are considered at the design stage 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 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.
24 No dwelling shall be occupied until details of the proposed arrangements for future management and maintenance of the proposed streets within the development have been submitted to and approved in writing by the Local Planning Authority. The streets shall thereafter be maintained in accordance with the approved management and maintenance details until such time as an agreement has been entered into under section 38 of the Highways Act 1980 or a private management and maintenance company has been established - details of which shall have first.
been submitted to and approved in writing by the Local Planning Authority.
REASON: To ensure satisfactory development and in the interests of highway safety in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
25 For Observation
Applications for the approval of reserved matters shall be accompanied by a measured survey and a plan prepared to a scale of not less than 1:500 showing details of existing and intended final ground floor levels and finished floor levels in relation to a nearby agreed datum point which shall be submitted and approved in writing by the local planning authority. The development shall be carried out in accordance with the approved details.
REASON: In the interests of visual amenity having regard to Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029 and the Design and Sustainability Supplementary Planning Document (July 2018).
26 Applications for the approval of reserved matters shall be in accordance with Policies CN1 and CN3 of the Basingstoke and Deane Local Plan 2011-2029 particular regard to the provision of an appropriate market housing mix and a minimum of 15% of dwellings to be built accessible and adaptable standards to enable people to stay in their homes as their needs change. Development shall be carried out in accordance with the approved details.
REASON: To ensure an appropriate co-ordinated high-quality form of development and to accord with Policies CN1 and CN3 of the Basingstoke and Deane Local Plan 2011-2029, aims of Policy 2 of the Oakley and Deane Neighbourhood Plan (2011-2029) and the aims of the National Planning Policy Framework (2024).
27 Applications for the approval of reserved matters shall be accompanied by full details of parking for the dwellings that shall be in accordance with the adopted parking standards. 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.
28 Applications for the approval of reserved matters shall demonstrate that the open space as indicatively shown on drawing no. 20-02 REV F is provided in this location and that a pedestrian / cycle link is provided to link it with Sainfoin Lane.
REASON: To integrate the site into the existing development and to provide a green buffer for the development along Sainfoin Lane in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029, Policy 9 of the Oakley and Deane Neighbourhood Plan (2011-2029) and the aims of the National Planning Policy Framework (2024).
29 The removal / clearance of any hedgerow shall take place outside of bird nesting season (March to August inclusive) and any hedgerow shall be first checked by a suitably qualified ecologist for signs of nesting prior to removal. Should any be evident then clearance of vegetation should be left until nesting has finished and fledgelings have left the nest.
REASON: In the interest of protecting nesting birds in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029, Policy 10 of the Oakley and Deane Neighbourhood Plan (2011-2029) and the aims of the National Planning Policy Framework (2024).
30 Applications for the approval of the reserved maters shall demonstrate that the layout and scale has considered:
- T1 (Deodar Cedar) - located in the adjoining property. It is a noticeable landscape feature when viewed from the front of the application site. It is a semi-mature specimen which has the potential for significant growth and much larger height and canopy dimensions. The scale and layout need to demonstrate that the impact on and the growth potential of this tree has been considered in the design strategy in relation to overshadowing, proximity to buildings, pressure for removal.
- T12 (Oak) - the proximity of proposed access road as indicatively shown on drawing no. 20-02 REV F to ensure its retention and survival and its impact on the environment as it continues to grow.
REASON: To integrate the site into the existing development and to ensure the long-term retention and reduce the pressure for felling from future occupants in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029, Policy 9 of the Oakley and Deane Neighbourhood Plan (2011-2029) and the aims of the National Planning Policy Framework (2024).
31 Notwithstanding the detail provided an application for the approval of reserved matters shall be supported by an Arboricultural Impact Assessment prepared in accordance with the BS5837:2012 "Trees in relation to design, demolition and construction" (or equivalent document if replaced). The assessment shall be based upon a comprehensive survey of all the trees on and adjacent to the site and shall demonstrate which trees can be retained and which trees are to be removed. The detail shall also demonstrate how a footpath onto Sainfoin Lane will be delivered.
without harm to adjacent trees. This should include cross-sectional drawings showing existing and proposed levels through the trees. The development shall be carried out and thereafter maintained in accordance with the approved details.
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 Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011- 2029, Policy 9 of the Oakley and Deane Neighbourhood Plan (2011-2029) and the aims of the National Planning Policy Framework (2024).
32 No external lighting shall be installed on the site until full details of all proposed lighting (including the level of illumination) have been submitted to and approved in writing by the Local Planning Authority. The plan shall demonstrate how a bat sensitive scheme shall be utilised. The lighting scheme shall comply with the Institution of Lighting Professionals Guidance Note for the reduction of obtrusive light 2011 (or any such later version), have regard to lighting guidelines produced by the Bat Conservation Trust, comprise the minimum level of lighting needed for security and operational processes, and be designed to minimise pollution caused by glare and spillage. The development shall be carried out and thereafter maintained in accordance with the details so approved.
REASON: The site is adjacent to the countryside and any lighting plan should look to reduce lighting impacts to an acceptable level for bats so reducing impacts on a key species in accordance with Policies EM4, EM10 and EM12 of the Basingstoke and Deane Local Plan 2011 - 2029, Policy 10 of the Oakley and Deane Neighbourhood Plan (2011-2029) and the aims of the National Planning Policy Framework (2024).
33 No gates shall be place across the vehicular access from the site onto Sainfoin Lane.
REASON: In the interest of highway saftey and to integrate the development with the existing community in accordance with Policies EM10 and CN9 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. This Decision Notice must be read in conjunction with a Planning Obligation completed under the terms of Section 106 of the Town and Country Planning Act 1990 (as amended). You are advised to satisfy yourself that you have all the relevant documentation.
3. In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-
seeking amendments to the proposed development following receipt of the application;
considering the imposition of conditions/ S106
In this instance:
the applicant was updated of any issues after the initial site visit;
In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.
4. The Borough Council declared a Climate Emergency during 2019 formally making this declaration at the meeting of Cabinet in September 2019. This recognises the need to take urgent action to reduce both the emissions of the Council's own activities as a service provider but also those of the wider borough. In this respect, the Council is working with consultants at present to identify appropriate actions to achieve the targets that have been set. Beyond the requirements of any conditions that may be applicable to this planning permission and the current planning policy framework, the applicant is encouraged to explore all opportunities for implementing the development in a way that minimises impact on climate change. Where this in itself might require separate permission applicants can contact the council for advice through the following link: https://www.basingstoke.gov.uk/plan-app-process
For information more generally on the Climate Emergency please visit: https://www.basingstoke.gov.uk/climateemergency
5. Community Infrastructure Levy
The development of 32 dwellings is CIL liable but the trigger is the reserved matters stage and any such application will need to be accompanied by the relevant documents. Please note that all CIL related information, including completed CiL forms, should be sent to the following email address CILcharge@basingstoke.gov.uk
6. 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.
7. 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.
8. HCC Highways
Note to Applicant: The planning permission does not authorise the undertaking of any works within the highway (carriageway, footway or verge). Any works within the highway must be approved by S278 Agreement, details of which can be found at
https://www.hants.gov.uk/transport/developers/constructionstandards
9. HCC Lead Local Flood Authority
For guidance on providing the correct information, the Lead Local Flood Authority recommend you use their Surface Water Management Pre-application service which provides clear guidance on what is required for us to recommend that planning permission is granted and consider the works as best practise. For full details, please visit:
https://www.hants.gov.uk/landplanningandenvironment/environment/flooding/planning and click on pre-application advice request form
10. Thames Water
With regard to SURFACE WATER drainage, Thames Water would advise that if the developer follows the sequential approach to the disposal of surface water we would have no objection. Management of surface water from new developments should follow guidance under sections 167, 168 & 169 in the National Planning Policy Framework. Where the developer proposes to discharge to a public sewer, prior approval from Thames Water Developer Services will be required. Should you require further information please refer to our website.
https://www.thameswater.co.uk/help/home-improvements/how-to-connect-to-asewer/sewer-connection-design
11. With regard to water supply, this comes within the area covered by the South East Water Company. For your information the address to write to is - South East Water Company, Rocfort Road, Snodland, Kent, ME6 5AH, Tel: 01444-448200
12. 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.
13. The applicant is advised that all trees and shrubs should comply with the minimum standards specified in BS 3936 Parts 1, 4 and 5; advanced nursery stock to BS 5236; semi-mature trees to BS 4043. Planting should conform to minimum standards specified in BS 4428 "General Landscape Operations".
Item 2 – 24/02846/FUL: Full planning application for Phase 2 at Upper Cufaude Farm delivering 302 residential dwellings, community building, associated infrastructure, landscaping, car parking, and public open space (including a MUGA, LEAP and kickabout area). Access approved under Outline permission: 19/00018/OUT and Phase 1 Reserved Matters permission: 23/02003/RES. Site: Land At Upper Cufaude Farm Cufaude Lane Bramley Hampshire
The Committee considered the report set out on pages of 183 of 275 of the agenda with the further material set out on the addendum sheet and other matters discussed at the meeting.
The Committee discussed the proposed application which resulted in mixed views.
Concern was expressed with the design of the proposal, in particular the 2.5 storey and slate roof dwellings, which some Members considered to be of an urban design and out of character with the rural setting of Bramley Parish and conflicted with the Bramley Neighbourhood Plan 2011-2029 and the Design and Sustainability Supplementary Planning Document.
Other Members disagreed with the impact of the 2.5 storey dwellings due to the close vicinity of the 3 storey dwellings located in Vyne Park.
Concern was raised for the future occupants of the 23 dwellings which would require an alternative method of ventilation other than opening the window to achieve acceptable internal noise levels from the Basingstoke to Reading railway line and the MOD air activity such as the sporadic Chinook helicopter flights.
As the migration patterns of the Toads had changed since the outline application. Members discussed, following legal advice being given, whether a covenant be included in the Section 106 Agreement on application number 24/02846/FUL, to not implement Option B which had been given consent under the outline application as one of the mitigation measures should this application be approved.
Although there were some concerns raised on the design of the proposal, the site was an allocated site in Basingstoke and Deane Borough Local Plan (BDBLP) 2011-2029 for up to 350 dwellings. The proposal was for 302 dwellings with 128 affordable housing and together with the lack of the Borough’s 5-year housing land supply various Members were supportive of the proposal.
RESOLVED that: the application be APPROVED subject to the applicant entering into a legal agreement (in accordance with the Community Infrastructure Levy Regulations 2010 and Policies SS3.8, CN1, CN6, CN7, CN8, CN9, EM4 and EM5 of the Basingstoke and Deane Local Plan 2011-2029), Policies H1, H2, CVA2 and RE3 of the Bramley Neighbourhood Development Plan 2011-2029, between the applicant and the Borough and County Councils to secure:
· Affordable housing
· Landscape Management Plan
· Tree Works Plan
· Biodiversity enhancements – provision of toad tunnel on Cufaude Lane (including maintenance and monitoring)
· Significant onsite biodiversity enhancements contributing towards BNG
· Travel Plan and School Travel Plan
· On site open space
· Community hall and associated car parking
· On site play provision (MUGA and LEAP)
· Employment Skills plan
Off-site financial provision:
· Transport
· Education
· PROW enhancements
· Public Art
Should the requirements set out above not be satisfactorily secured, then the Planning and Development Manager be delegated to REFUSE permission for appropriate reasons.
The Chair confirmed that the Committee wished the resolution to reflect that Option B for the Toad Mitigation Strategy should not be pursued and the Section 106 agreement should reflect this request by seeking a covenant that Option B would not be implemented.
On completion of the legal agreement(s) the Planning and Development Manager be delegated to grant planning permission subject to the conditions listed below.
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
Site Layouts:
DES-137-D100-0 Phase 2 Site Location Plan
DES-137-D101-2 Site Layout Plan
DES-137-D102-2 Open Space Plan
DES-137-D103-2 Housing Tenure Locations Plan
DES-137-D104-2 Housing Mix Plan
DES-137-D105-2 Typologies Plan
DES-137-D106-2 Storey Heights Plan
DES-137-D107-3 Elevation Materials
DES-137-D108-2 Roof Materials Plan
DES-137-D109-2 Indicative SW Drainage Plan
DES-137-D110-0 Residential Density Plan
DES-137-D111-1 Green Collection Homes Location Plan
DES-137-D118-2 Parking Locations Plan (Sheet 1)
DES-137-D119-2 Parking Locations Plan (Sheet 2)
DES-137-D120-2 Surface Materials Plan (Sheet 1)
DES-137-D121-2 Surface Materials Plan (Sheet 2)
DES-137-D122-2 Highway Visibility (Sheet 1)
DES-137-D123-2 Highway Visibility (Sheet 2)
DES-137-D124-3 Refuse Servicing Plan (Sheet 1)
DES-137-D125-3 Refuse Servicing Plan (Sheet 2)
DES-137-D126-2 Enclosures Plan (Sheet 1)
DES-137-D127-2 Enclosures Plan (Sheet 2)
DES-137-D128-2 Services and Lighting Plan (Sheet 1)
DES-137-D129-2 Services and Lighting Plan (Sheet 2)
House Types / Flat Types / Community Building:
DES-137-D200-0 - House Type A2706M Plans and Elevations - Plot 83-84
DES-137-D201-0 - House Type A2708M Plans and Elevations - Plot 306-307
DES-137-D202-0 - House Type A3710M Plans and Elevations - Plot 171-172
DES-137-D203-0 - House Type A3711M-2 Plans and Elevations - Plot 122 As 127 Handed
DES-137-D204-1 - House Type A3712M Plans and Elevations - Plot 145-146
DES-137-D205-0 - House Type A4715M Plans and Elevations - Plot 230-231 232-233
DES-137-D207-1 - House Type B3016M-1 Plans and Elevations - Plot 177 As 156 178 Handed
DES-137-D208-1 - House Type B3016M-2 Plans and Elevations - Plot 61 73 165 244 283 As 49 75 196 219 Handed
DES-137-D209-1 - House Type B3016M-3 Plans and Elevations - Plot 52 168 203 As 68 147 284 Handed
DES-137-D210-0 - House Type B3017M-1 Plans and Elevations - Plot 74 Handed
DES-137-D211-2 - House Type B3017M-2 Plans Elevations - Plot 69-72 190-191 262-265 277-278 289-290 297-298 336-337 340-341
DES-137-D212-0 - House Type B3017M-3 Plans & Elevations - Plot 166-167 291-292 346-347
DES-137-D213-1 - House Type B3017M-5 Plans and Elevations - Plot 57-58 78-79 228-229 240-241 338-339 342-343
DES-137-D214-0 - House Type B3018M Plans and Elevations - Plot 85-86 186-187
DES-137-D215-0 - House Type S3020M-1 Plans and Elevations - Plot 157-160 173-176 220-227 242-243
DES-137-D216-0 - House Type S3020M-2 Plans and Elevations - Plot 197-202 279-282 285-288
DES-137-D217-0 - House Type S4023M-1 Plans and Elevations - Plot 53-56 59-60 76-77 179-180 188-189 348-349
DES-137-D218-0 - House Type S4023M-2 Plans and Elevations - Plot 50-51, 148-149, 161-164, 319-320, 323-324
DES-137-D220-0 - House Type S4029M Plans and Elevations - Plot 334 344
DES-137-D221-1 - House Type G4031M-1 Plans and Elevations - Plot 350 As 310 331 Handed
DES-137-D222-0 - House Type G4031M-2 Plans and Elevations - Plot 208 As
DES-137-D223-1 - House Type G4032M-1 Plans and Elevations - Plot 209 Handed
DES-137-D224-0 - House Type G4032M-2 Plans and Elevations - Plot 181 185 As 207 345 Handed
DES-137-D225-1 - House Type G4032M-3 Plans and Elevations - Plot 309 As 293 296 308 321 332 Handed
DES-137-D226-0 - House Type G4033M-3 Plans and Elevations - Plot 299 As
DES-137-D227-0 - House Type G5035M Plans and Elevations - Plot 335 As
DES-137-D228-0 - House Type G5037M-1 Plans and Elevations - Plot 184 As 182 333 Handed
DES-137-D229-1 - House Type G5037M-2 Plans and Elevations - Plot 295 322 As 183 294 Handed
DES-137-D230-0 - Terraced House Type A2708M Plans - Plot 213-218
DES-137-D231-0 - Terraced House Type A2708M Elevations - Plot 213-218
DES-137-D232-1 - Terraced House Type A2708M A3711M and A1702M Plans & Elevations - Plot 300-305 As 325-330 Handed
DES-137-D233-0 - Terraced House Type A2708M and A3711M Plans & Elevations - Plot 193-195 As 210-212 Handed
DES-137-D234-0 - Terraced House Type A3710M Plans - Plot 311-318
DES-137-D235-0 - Terraced House Type A3710M Elevations - Plot 311-318
DES-137-D236-0 - Terraced House Type A3713M and A4715M Plans - Plot 62-67
DES-137-D237-0 - Terraced House Type A3713M and A4715M Elevations - Plot 62-67
DES-137-D238-0 - Terraced House Type A3713M-2 Plans - Plot 123-127
DES-137-D239-0 - Terraced House Type A3713M-2 Elevations - Plot 123-127
DES-137-D240-1 - Terraced House Type B2009M Plans and Elevations - Plot 80-82
DES-137-D243-1 - Flat Type F1002M-1 Plans and Elevations - Plot 144 As
DES-137-D244-1 - Flat Type F1002M-2 Plans and Elevations - Plot 104 111 205 206 As 204 Handed
DES-137-D245-0 - Flat Type A1702M Plans and Elevations - Plot 245-248
DES-137-D246-1 - Flat Type A2721M Plans and Elevations - Plot 99 As 192 Handed
DES-137-D247-0 - Flat Block Type 1 Plans - Block F, I, J and K - Plot 116-121, 138-143, 150-155, 234-239
DES-137-D248-0 - Flat Block Type 1 Elevations - Block F, I, J and K - Plot 116-121, 138-143, 150-155, 234-239
DES-137-D249-0 - Flat Block Type 2 Plans - Block A, B and G - Plot 87-92 93-98 128-133
DES-137-D250-0 - Flat Block Type 2 Elevations - Block A, B and G - Plot 87-92 93-98 128-133
DES-137-D251-0 - Flat Block Type 3 Plans - Block D - Plot 105-110
DES-137-D252-0 - Flat Block Type 3 Elevations - Block D - Plot 105-110
DES-137-D253-0 - Flat Block Type 4 Plans - Block C - Plot 100-103
DES-137-D254-0 - Flat Block Type 4 Elevations - Block C - Plot 100-103
DES-137-D255-0 - Flat Block Type 5 Plans - Block E and H - Plot 112-115 134-137
DES-137-D256-0 - Flat Block Type 5 Elevations - Block E and H - Plot 112-115 134-137
DES-137-D257-2 Bins and Cycle Storage Plans and Elevation Sheet 1
DES-137-D258-1 Bins and Cycle Storage Plans and Elevation Sheet 2
DES-137-D259-1 Carports Plans and Elevation Sheet 1
DES-137-D260-1 Carports Plans and Elevation Sheet 2
DES-137-D261-1 Carports Plans and Elevation Sheet 3
DES-137-D262-0 Carports Angled Plans and Elevation
DES-137-D263-2 Garages Plans and Elevation Sheet 1
DES-137-D264-1 Garages Plans and Elevation Sheet 2
DES-137-D265-0 - House Type JAY Plans and Elevations - Plot 270-275
DES-137-D266-0 - House Type KITE Plans and Elevations - Plot 253-256 262-265
DES-137-D267-0 - House Type ROSE Plans and Elevations - Plot 250 258 268 As
DES-137-D268-1 - House Type SORRELL Plans and Elevations - Plot 260 As 251 259 Handed
DES-137-D269-1 - House Type ROBIN Plans and Elevations - Plot 269 Handed
DES-137-D270-0 - Community Centre - Floor Plans
DES-137-D271-0 - Community Centre - Roof Plan
DES-137-D272-0 - Community Centre – Elevations
DES-137-D273-0 - Community Centre – Sections
DES-137-D274-0 - House Type BILBERRY Plans and Elevations - Plot 249 267 Handed
DES-137-D275-0 - House Type MALLOW Plans and Elevations - Plot 261
DES-137-D276-0 - House Type ROBIN Plans and Elevations - Plot 257 266 As 252 276 Handed
DES-137-D277-0 Garages Plans and Elevation Sheet 3
Street Scenes:
DES-137-D300-0 Street Scenes (Sheet 1)
DES-137-D301-2 Street Scenes (Sheet 2)
Landscape:
DES-137-D501-2 Landscape Layout
Drainage:
127-045B S104 Adoption Plan
704-040-01 Drainage Layout Sheet 1 of 2 - 18.11.2024
704-040-02 Drainage Layout Sheet 2 of 2 - 18.11.2024
704-043 Catchment Areas
704-045A Section 104 Adoption Plan
704-060-01 - Drainage Flood Management Plan - Sheet 1 of 2
704-060-02 - Drainage Flood Management Plan - Sheet 2 of 2
704-061 Swale Cross Sections
704-062-01 Drainage Level Proposal Sheet 1 of 2
704-062-02 Drainage Level Proposal Sheet 2 of 2
REASON: For the avoidance of doubt and in the interests of proper planning.
2 The development hereby permitted shall be begun before the expiration of 3 years from the date of this planning permission.
REASON: To comply with Section 91 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.
3 No development shall take place until a Phasing Scheme has been submitted to and approved in writing by the Local Planning Authority. The Phasing Scheme shall detail the timetable for the overall development, including implementation and completion of the means of access and the offsite highway works. Development shall only proceed in accordance with the approved Phasing Scheme.
REASON: In the interests of the proper planning of the development and to ensure the monitoring of the timing and implementation of the permission in the interests of Housing Land Supply in accordance with the National Planning Policy Framework (December 2024).
4 Prior to the commencement of development of each phase of development as agreed under condition 3 of this permission, no development shall commence (in relation to that specific phase being pursued) until a materials schedule detailing the types and colours of external materials to be used, including colour of mortar and windows, has been submitted to and approved in writing by the Local Planning Authority for that phase. The development shall be carried out and thereafter maintained in accordance with the approved details.
REASON: In the interests of the visual amenities of the area and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy D2 of the Bramley Neighbourhood Development Plan 2011-2029.
5 Notwithstanding the details submitted, no development above ground slab level shall occur for any phase as agreed under condition 3, until the following drawings have been submitted to and approved in writing by the Local Planning Authority:
- Scaled drawings at a scale of 1:10 setting out architectural detailing such as, but not limited to, front gable details including the junction of different materials, the depth of window reveals, chimneys, decorative brick and tile detailing, plinths and brick string courses.
- The development shall be carried out in accordance with the approved details and retained thereafter.
REASON: In the absence of satisfactory details being submitted to accompany the application, details are required in the interests of promoting high quality development in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029, Policy D2 of the Bramley Neighbourhood Plan 2011-2029, the Upper Cufaude Farm Development Brief Supplementary Planning Document, the Design and Sustainability Supplementary Planning Document, and the National Planning Policy Framework (2024).
6 Prior to the commencement of development of each phase of development as agreed under condition 3 of this permission, no development shall take place (in relation to that specific phase being pursued) until full details of both hard and soft landscape proposals have been submitted to and approved in writing by the Local Planning Authority for that phase.
These details shall include, as appropriate, proposed finished levels or contours, means of enclosure, car parking layouts, other vehicle and pedestrian access and circulation areas, location and design of play areas, hard surfacing materials and minor artefacts and structures (eg furniture, refuse or other storage units, signs, lighting, external services, etc). Soft landscape details shall include planting plan, specification (including cultivation and other operations associated with plant and grass establishment), schedules of plants, (including replacement trees where appropriate), noting species, planting sizes and proposed numbers/densities where appropriate, as well as any works to enhance wildlife habitats where appropriate.
In addition, an implementation timetable for each phase shall be submitted to and approved in writing by the Local Planning Authority before development commences within that Phase. If applicable, these details will also extend to cover areas of open space to be adopted by the Council, such areas shall be agreed in writing prior to development commencing.
All hard and soft landscape works shall be carried out in accordance with the approved details in accordance with the timetable agreed with the Local Planning Authority and shall be maintained as agreed.
Any trees or plants which, within a period of five years after planting, are removed, die or become seriously damaged or defective, shall be replaced in the next planting season with others of species, size and number as originally approved, to be agreed in writing by the Local Planning Authority.
REASON: To ensure the provision, establishment and maintenance of a reasonable standard of landscape in accordance with the approved designs and in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policies D2 and RE3 of the Bramley Neighbourhood Development Plan 2011-2029.
7 Plots 249-276 shall be built out in accordance with all the approved drawings, details and specifications relating to the green collection homes and thereafter retained as such in perpetuity.
REASON: In the interests of proper planning, ensuring that the benefits of the green collection home are realised, in accordance with the National Planning Policy Framework (December 2024).
8 Prior to the commencement of each phase of development as agreed under condition 3 of this permission, no works shall take place until a measured survey of that phase 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 which shall be 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: To protect the privacy of the occupiers of adjoining properties in accordance Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy D2 of the Bramley Neighbourhood Development Plan 2011-2029.
9 The development hereby permitted shall be carried out in strict accordance with the recommendations and procedures contained within Chapter 6 Mitigation Measures of the Update Badger Survey report by Aspect Ecology dated 3/2025.
REASON: In order to prevent interference with an active badger sett in line with protection under the Badger Act 1992 and to preventing adverse impacts on a key species in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.
10 No works pursuant to this permission shall commence until updated reptile presence/absence survey has been completed of those parts of the site with reptile suitability, as assessed by a suitably qualified ecologist. All surveys should be carried out in accordance with current best practice survey guidelines. An appropriate report must be submitted to the Local Planning Authority confirming the results of the surveys, and providing details of any appropriate mitigation necessary in relation to reptiles. Thereafter, the site works shall proceed in accordance with the measures set out in the approved report.
REASON: In order to prevent harm to reptiles protected under the Wildlife and Countryside Act 1981 and to ensure that there will be no adverse impact on the conservation of key species in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.
11 Prior to the commencement of each phase of development as agreed under condition 3, including any demolition works, soil moving, temporary access construction/widening, or storage of materials, a Biodiversity Mitigation Strategy shall be submitted to and approved in writing by the Local Planning Authority. The plan shall include details of the following:
(a) All buffers to woodland, both designated and non-designated, to be at least 20 metres wide as measured from the point at which any reasonable woodland habitat stops or the edge of the canopy (whichever is greater).
(b) Important habitats and their associated buffers are not to be used as allocation for formally managed green-space provision or any other inappropriate uses listed in the council's Landscape, Biodiversity and Trees Supplementary Planning Document.
(c) Details of the timing/ecological watching brief procedures required to address the protection of breeding birds, bats, dormice, badgers, reptiles and amphibians before and during any development works.
(d) Details of mitigation proposals for mitigating any potential adverse effects on bats, amphibians, dormice, reptiles, badgers or birds and any features that they are dependent on. This is to include details of measures that will be taken to maintain dark corridors for nocturnal wildlife, namely foraging bats, dormice and badgers, and specific measures that will be taken to minimise domestic animal predation on native fauna.
(e) Details of how mature trees, woodland and hedgerow habitats adjacent to the area of the proposed development will be protected during the construction works.
(f) Provisions for the supervision and monitoring of the plan, including briefing construction personnel, and the name and contact details of the person responsible for this;
No development or other operations shall take place other than in complete accordance with the approved Biodiversity Mitigation Strategy.
No habitat or other landscape features that are to be retained as part of the approved Biodiversity Mitigation Strategy shall be damaged or destroyed, or removed without the prior written approval of the Local Planning Authority, before practical completion of the development.
If a habitat or other landscape feature is removed or damaged in contravention of this agreement, a scheme of remedial action, with a timetable for implementation, shall be submitted to and approved in writing by the Local Planning Authority within 28 days of the incident. The scheme of remedial action must be approved by the Local Planning Authority before practical completion of the development and implemented in accordance with the approved timetable.
REASON: to minimise the impact on the existing biodiversity of the site and its surroundings, in accordance with the National Planning Policy Framework (December 2024) and Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.
12 No development shall take place in relation to each phase of development as agreed under condition 3 (including demolition, ground works, vegetation clearance), until a construction environmental management plan (CEMP: Biodiversity) has been submitted to and approved in writing by the Local Planning Authority. The CEMP (Biodiversity) shall include the following:
a) Risk assessment of potentially damaging construction activities.
b) Identification of 'biodiversity protection zones'
c) Practical measures (both physical measures and sensitive working practices) to avoid or reduced impacts during construction (may be provided as a set of method statements).
d) The location and timing of sensitive works to avoid harm to biodiversity features, such as the SINCs, protected species etc.
e) The times during construction when specialist ecologists need to be present on site to oversee works.
f) Responsible persons and lines of communication.
g) The role and responsibilities on site of an ecological clerk of works (ECoW).
h) Use of protective fences, exclusion barriers and warning signs.
The approved CEMP shall be adhered to and implemented throughout the construction period strictly in accordance with the approved details.
REASON: To minimise the impact on the existing biodiversity of the site and its surroundings, in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.
13 Within one month of the commencement of development details of the layout for the approved Local Equipped Play Area (LEAP) shall be submitted to and approved in writing by the Local Planning Authority. The approved details shall be fully implemented in accordance with the approved details and the completed legal agreement.
REASON: To ensure the delivery of a suitably design equipped play area in accordance with Policies SS3.8 and EM10 of the Basingstoke and Deane Local Plan 2011-2029, and the Upper Cufaude Farm Development Brief Supplementary Planning Document (March 2019).
14 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 "Land at Upper Cufaude Farm: Impact plan for great crested newt District Licensing (Version 1)", dated 20th February 2025.
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 (WML-OR134, or a 'Further Licence'), section 15 of the National Planning Policy Framework, Circular 06/2005 and the Natural Environment and Rural Communities Act 2006 and in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.
15 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, and in line with section 15 of the National Planning Policy Framework, Circular 06/2005 and the Natural Environment and Rural Communities Act 2006 and in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.
16 No development hereby permitted shall take place except in accordance with Part 1 of the Great Crested Newt Mitigation Principles, as set out in the District Licence (WML-OR134, or a 'Further Licence') and in addition in compliance with the following:
- Works which will affect likely newt hibernacula may only be undertaken during the active period for amphibians.
-Capture methods must be used at suitable habitat features prior to the commencement of the development (i.e., hand/destructive/night searches), which may include the use of temporary amphibian fencing, to prevent newts moving onto a development site from adjacent suitable habitat, installed for the period of the development (and removed upon completion of the development).
- Amphibian fencing and pitfall trapping must be undertaken at suitable habitats and features, prior to commencement of the development.
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 (WML-OR134, or a 'Further Licence'), section 15 of the National Planning Policy Framework, Circular 06/2005 and the Natural Environment and Rural Communities Act 2006 and in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029
17 The development hereby permitted shall be carried out in strict accordance with the noise mitigation measures outlined in the submitted Technical Note: Phase 2 Noise Assessment prepared by Stuart Michael Associates (document ref 7308 dated November 2024) and as updated by the Technical Note: Response to EHO comments prepared by Stuart Michael Associates (document ref: 7308 dated January 2025).
All dwellings which have been identified as requiring enhanced levels of noise mitigation shall not be occupied until the scheme to protect the proposed dwellings from rail traffic noise has been completed.
The development shall thereafter be maintained in accordance with the approved details.
REASON: To ensure that acceptable noise levels within the dwellings and the curtilages of the dwellings are not exceeded in the interests of residential amenity and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan
2011-2029.
18 Dwellings highlighted in figure 11 of the submitted Technical Note: Phase 2 Noise Assessment prepared by Stuart Michael Associates (document ref 7308 dated November 2024) shall be fitted with mechanical ventilation and heat recovery (MVHR)prior to occupation as an alternative method of mechanical ventilation in order to supply outside air to habitable rooms with windows closed, in order to relieve the need to open windows. The MVHR shall be maintained as originally installed unless otherwise agreed by the Local Planning Authority.
REASON: In the interests of residential amenity, and to ensure acceptable noise levels are not exceeded within the dwellings and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
19 The internal noise levels associated with any mechanical units and associated ductwork shall not exceed NR25. The ventilation system shall be designed to ensure that noise from external sources is not conducted into any habitable room at any time.
REASON: In the interests of residential amenity, and to ensure acceptable noise levels are not exceeded within the dwellings and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029
20 No dwelling shall be occupied (in relation to the relevant phase as agreed under condition 3) until a post completion noise survey has been undertaken by a suitably qualified acoustic consultant, and a report submitted to and approved in writing by the Local Planning Authority. The post completion testing shall assess performance of the noise mitigation measures against the following noise levels with mitigation in place (and, where installed, mechanical ventilation in operation):
a) Internal day time (0700 - 2300) noise levels shall not exceed 35dB LAeq, 16hr for habitable rooms (bedrooms and living rooms with windows open*);
b) Internal night time (2300 - 0700) noise levels shall not exceed 30dB LAeq with individual noise events not exceeding 45dB LAfMax (windows open*) more than 15 times during 2300-0700 hours;
c) Garden areas shall not exceed 55 dB LAeq, 16hr.
A method statement should be submitted to and approved by the Local Planning Authority prior to the survey being undertaken.
If these noise levels are exceeded, additional noise mitigation measures, (where necessary to ensure the appropriate noise levels can be met), shall be submitted to an approved in writing by the Local Authority and implemented in full prior to the first occupation of the relevant phase.
*Where it is predicted that the internal noise levels specified above will not be met with windows open despite mitigation strategies, an alternative method of mechanical ventilation must be specified to supply outside air to habitable rooms with windows closed, and relieve the need to open windows. Background and passive ventilators, and system 3 extraction systems are not considered adequate for this purpose.
Methods may include a system 4 MVHR system with cool air by-pass, or standalone mechanical units supplying outside air to each affected habitable room.
REASON: In the interests of residential amenity, and to ensure acceptable noise levels are not exceeded within the dwellings and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029
21 The commencement of the development on each phase (as approved under condition 3) shall not take place until a programme for the monitoring of noise and vibration during the construction of that phase has been submitted to and approved in writing by the Local Planning Authority. The programme shall specify the method of noise and vibration measurement and make provision for noise and vibration measurements to be taken at a time to be agreed in writing with the Local Planning Authority. The results of all noise and vibration measurements shall be given to the Local Planning Authority as soon as they are available. The development shall be carried out in accordance with the approved details.
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.
22 No development shall take place until a site specific Construction Environmental Management Plan has been submitted to and been approved in writing by the Local Planning Authority. The plan must demonstrate the adoption and use of the best practicable means to reduce the effects of noise, vibration, dust and site lighting. The plan should include, but not be limited to:
1. Procedures for maintaining good public relations including complaint management, public consultation and liaison;
2. Arrangements for liaison with the Council's Environmental Protection Team;
3. All works and ancillary operations which are audible at the site boundary, or at such other place as may be agreed with the Local Planning Authority, shall be carried out only between the following hours: 0730 Hours and 18 00 Hours on Mondays to Fridays and 08 00 and 13 00 Hours on Saturdays and; at no time on Sundays and Bank Holidays;
4. Deliveries to and removal of plant, equipment, machinery and waste from the site must only take place within the permitted hours detailed above.
5. Mitigation measures as defined in BS 5528: Parts 1 and 2: 2009 Noise and Vibration Control on Construction and Open Sites shall be used to minimise noise disturbance from construction works.
6. Procedures for emergency deviation of the agreed working hours;
7. BDBC encourages all contractors to be 'Considerate Contractors' when working in the Borough by being aware of the needs of neighbours and the environment;
8. Control measures for dust and other air-borne pollutants;
9. Measures for controlling the use of site lighting whether required for safe working or for security purposes.
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.
23 The development hereby approved shall be carried out in strict accordance with the submitted Remediation Strategy and Verification Plan produced by Southern Testing (Report Ref VT0153 dated 27 June 2023).
If during any works contamination is encountered which has not been previously identified it should be reported immediately to the Local Planning Authority. The additional contamination shall be fully assessed and an appropriate remediation scheme, agreed in writing with the Local Planning Authority.
REASON: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance with Policy EM12 of the Basingstoke and Deane Local Plan 2011-2029.
24 No development shall take place on each phase (as approved under condition 3), (including any works of demolition), until a Construction Method Statement has been submitted to, and approved in writing by, the LPA. The approved 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.
5) Wheel washing facilities.
REASON: In the interests of highway safety, to ensure convenience of arrangements for parking and turning of contractor and operative vehicles throughout construction of the development and to ensure that no obstruction is caused on the adjoining highway and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
25 The development on each phase (as approved under condition 3) shall not be brought into use until the visibility splays as indicated on the approved plans in which there should be no obstruction to visibility exceeding 1.0m in height above the adjacent carriageway channel line have been completed. Such visibility splays shall thereafter be retained for the lifetime of the development.
REASON: In order to achieve adequate visibility, in the interests of highway safety and in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029.
26 No properties shall be occupied (in relation to the relevant phase as agreed under condition 3) until confirmation has been provided that either:- all wastewater network upgrades required to accommodate the additional flows from the development have been completed; or- a housing and infrastructure phasing plan has been agreed with Thames Water to allow additional properties to be occupied. Where a housing and infrastructure phasing plan is agreed no occupation shall take place other than in accordance with the agreed housing and infrastructure phasing plan.
REASON: The development may lead to sewage flooding and network reinforcement works are anticipated to be necessary to ensure that sufficient capacity is made available to accommodate additional flows anticipated from the new development in accordance with Policy CN6 of the Basingstoke and Deane Local Plan 2011-2029.
27 The Development hereby approved shall be carried out in strict accordance with Surface Water Drainage Strategy contained with the Phase 2 Flood Mitigation Strategy dated 23/01/25 and as set out in the approved drainage drawings (as agreed under condition 1).
No dwelling for each phase of the development (as agreed under condition 3) until the surface water drainage strategy for that phase has been implemented. Thereafter the development shall be 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 with Policy EM7 of the Basingstoke and Deane Local Plan 2011-2029.
28 In relation to the route of the Roman Road, details of the interpretation boards (including their location and a timetable for their provision) shall be submitted to and approved in writing, prior to the commencement of relevant phase of development (as agreed under condition 3). The boards shall be erected in accordance with the agreed timetable.
REASON: To ensure the historic importance of the Roman Road makes a positive contribution to the surrounding development 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.
29 Prior to commencement of development of each phase as agreed under condition 3 of this permission, a strategy for external lighting and street lighting within that phase shall be submitted to and approved in writing by the Local Planning Authority. External lighting and street lighting shall be provided on each phase in accordance with the approved details. The strategy shall:
a) identify those areas/features on site that are particularly sensitive for dormice, bats or badgers and that are likely to cause disturbance in or around their breeding sites and resting places or along important routes used to access key areas of their territory, for example, for foraging; and
b) show how and where external lighting will be installed (through the provision of appropriate lighting contour plans and technical specifications) so that it can be clearly demonstrated that areas to be lit will not disturb or prevent the above species using their territory or having access to their breeding sites and resting places, in particular along key connectivity routes and habitats closest to development.
c) have due regard to street furniture and soft landscaping proposals ensuring that there is no conflict and that sufficient space to landscaping is provided in order for it become established.
d) not have an adverse impact on residential amenity.
All external lighting shall be installed in accordance with the specifications and locations set out in the strategy, and these shall be maintained thereafter in accordance with the strategy. Under no circumstances should any other external lighting be installed without prior consent from the Local Planning Authority.
REASON: Artificial light can harm the ecology of an area through disruption of the natural diurnal rhythms of wildlife. The imposition of this condition will ensure that reasonable measures are taken to protect wildlife, in accordance with the Habitats and Species Regulations 2010, the National Planning Policy Framework 2024 and Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.
30 The development hereby permitted shall be carried out in accordance with the 'Arboricultural Planning Report' dated 02.12.2024; as submitted by AD Tree Consulting. This shall include protective measures, including fencing, ground protection, supervision, working procedures and special engineering solutions. Tree protection fencing and ground protection shall be erected prior to any site activity starting and maintained throughout the construction of development. The development shall be carried out in complete accordance with the approved document.
REASON: To ensure that reasonable measures are taken to safeguard 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 and Policy RE3 of Bramley Neighbourhood Development Plan 2011-2029.
31 No development in relation to each phase as agreed under condition 3, shall commence until a scheme 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 and shall be maintained as such for its lifetime.
REASON: 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.
32 Prior to occupation of the dwellings for each phase (as agreed under condition 3) hereby approved, refuse storage facilities in accordance with those shown on the approved drawings shall be made within the site and shall be retained thereafter for such purposes.
REASON: To ensure that the storage and collection of refuse does not harm highway safety or impact detrimentally upon the amenities of the site in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and the Design and Sustainability Supplementary Planning Document (2018).
33 Prior to occupation of the dwellings for each phase (as agreed under condition 3) hereby approved, cycle parking facilities in accordance with those shown on the approved drawings shall be made within the site and shall be retained thereafter for such purposes.
REASON: To improve provision for cyclists and discourage the use of the car wherever possible and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
34 Prior to occupation of the dwellings for each phase (as agreed under condition 3) hereby approved, parking provision in accordance with those shown on the approved drawings shall be made and shall be retained thereafter for such purposes for the lifetime of the development. For the avoidance of doubt this include parking provision 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.
Biodiversity Net Gain
35 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:
was provided with pre-application advice;
the applicant was advised of any amendments required following receipt of consultee comments.
In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.
3. The Borough Council declared a Climate Emergency during 2019 formally making this declaration at the meeting of Cabinet in September 2019. This recognises the need to take urgent action to reduce both the emissions of the Council's own activities as a service provider but also those of the wider borough. In this respect, the Council is working with consultants at present to identify appropriate actions to achieve the targets that have been set. Beyond the requirements of any conditions that may be applicable to this planning permission and the current planning policy framework, the applicant is encouraged to explore all opportunities for implementing the development in a way that minimises impact on climate change. Where this in itself might require separate permission applicants can contact the council for advice through the following link: https://www.basingstoke.gov.uk/plan-app-process. For information more generally on the Climate Emergency please visit: https://www.basingstoke.gov.uk/climateemergency.
4. The development hereby approved results in the requirement to make payments to the Council as part of the Community Infrastructure Levy (CIL) procedure. A Liability Notice setting out further details and including the amount of CIL payable will be sent out separately from this Decision Notice.
Some developments may be eligible for relief or exemption from CIL. Further information on reliefs and exemptions that may be available and how to claim them can be found at: https://www.gov.uk/guidance/community-infrastructure-levy%20(relief-and-exemptions).
Prior to your development commencing you are required to submit CIL Form 2 (Assumption of Liability) (https://ecab.planningportal.co.uk/uploads/1app/forms/form_2_assumption_of_liability.pdf) and CIL Form (Commencement Notice) (https://ecab.planningportal.co.uk/uploads/1app/forms/form_6_commencement_notice.pdf). Failure to Assume Liability and submit a Commencement Notice prior to the commencement of development may result in the loss of any exemptions claimed; the loss of any right to pay by instalments; and additional costs to you in the form of surcharges (https://www.basingstoke.gov.uk/content/doclib/2569.pdf).
5. 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 844844 or email gmsteam@basingstoke.gov.uk to commence the process. Details can be found on the council's website.
6. 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.
7. In relation to the local equipped area of play (see condition 13), the Applicants attention is drawn to the comments of the Open space Officer.
The equipped play area should be served by two firm bonded surfaced access paths to two gates when further details are provided. The design requirements for play areas within the borough are set out in the Guidance Notes & Standards for the provision of Unsupervised Children's Play facilities. An equipped space should have at least one-multi-component item of play equipment that is suitable for children through the provision of steps or, if local needs require, a wheelchair ramp. Within the total provision of a neighbourhood, the items selected for each separate play area should vary
Any new plantings close to the play space would need careful consideration; filtered views of play spaces are acceptable as this allows for informal oversight but play areas should not be screened from view
BDBC will only adopt metal play equipment and low maintenance recycled plastic slatted benches. It therefore needs to be confirmed by the applicant at an early stage whether any open spaces are due to be transferred to the Council or not.
8. The planning permission does not authorise the undertaking of any works within the highway (carriageway, footway or verge). Any works within the highway must be approved by S278 Agreement, details of which can be found at https://www.hants.gov.uk/transport/developers/constructionstandards
9. Nothing connected with the development, or its future use, shall have an adverse effect on the Public Rights of Way, which must always remain available for safe public use at all times.
i. No vehicles (including builder's and contractor's), machinery, equipment, materials, spoil, scaffolding, or anything else associated with the works, use, or occupation of the development, shall be left on or near to a Public Right of Way as to cause obstruction, hindrance, or a hazard to the legitimate users. The public retain the right to use the public right of way at all times.
ii. There must be no surface alterations to a Public Right of Way without the consent of Hampshire County Council as Highway Authority. Planning permission under the Town and County Planning Act (1990) does not provide this and separate consent is required. To carry out any such works without this permission would constitute an offence under Section 131 of the Highways Act (1980).
iii. Any damage caused to the surface of the Public Right of Way by construction traffic will be required to be restored to the satisfaction of the Area Countryside Access Manager upon the completion of the build.
If it is considered that a temporary closure of the PROW is required, the Applicant should apply to HCC. Details can be found here: Apply for a temporary closure | Hampshire County Council (hants.gov.uk)
10. The Applicant is reminded to have consideration to the comments of the Country Service in relating to distances for proposed landscaping along the edge of the PROW.
11. 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.
It is essential to note that any ground investigations, site preparatory works and ground / vegetation clearance works / activities (where not constituting development under the Town and Country Planning Act 1990) in a red zone site authorised under the District Licence but which fail to respect controls equivalent to those detailed in the planning condition above which refers to the NatureSpace great crested newt mitigation principles would give rise to separate criminal liability under the District Licence, requiring authorised developers to comply with the District Licence and (in certain cases) with the GCN Mitigation Principles (for which Natural England is the enforcing authority); and may also give rise to criminal liability under the Wildlife & Countryside Act 1981 (as amended) and/or the Conservation of Habitats and Species Regulations 2017 (as amended) (for which the Police would be the enforcing authority).
12. In respect of condition 26 the developer can request information to support the discharge of this condition by visiting the Thames Water website at thameswater.co.uk/preplanning.
13. In respect of the Green Collection Homes, the Applicant is requested to be mindful of comments received on the application in reation to the use of slate PV tiles. Should alternative materials become available, the developer is encouraged to carry out the appropriate investigations as to whether an alternative material roof tile could be utilised.
14. For the avoidance of doubt, whilst the Construction Management Plan (condition 24) should include provision of wheel washing facilities, the planning condition can only secure that these are provided, and available for use. Mud on the Highway, or damage to Highway verges, is not a matter that can be enforced by the Planning Authority through the Planning Acts. If any mud is deposited on the public highway despite these provisions (for any wheel washing facilities), this is a matter that would be addressed by the Highway Authority (Hampshire County Council) or the Police, through the Highways Act 1980 and the Road Traffic act 1988, including:
a. Highways Act 1980 Section 137 states: "If a person, without lawful authority or excuse, in any way wilfully obstructs the free passage along a highway he is guilty of an offence".
b. Highways Act 1980 Section 148 states: "If without lawful authority or excuse a person deposits anything whatsoever on a highway to the interruption of any user of the highway he is guilty of an offence.
c. Section 149 of the Highways Act 1980 states: "If anything is deposited on the highway so as to constitute a nuisance/danger the Highway Authority can require the person who put it there to remove it forthwith". Mud causes skidding and is therefore dangerous and a nuisance.
d. Highways Act 1980 Section 161 states: "If a person, without lawful authority or excuse, deposits anything whatsoever on a highway in consequence of which a user of the highway is injured or endangered, that person is guilty of an offence".
e. Furthermore, the Road Traffic Act 1988 covers situations where a mechanically propelled vehicle is driven dangerously on a road. Driving dangerously can include driving a vehicle in a state that could cause danger to others.
Punishment for these offences by the Highway Authority or the Police ranges from fines to imprisonment.
15. The Applicant should note that as that the proposed roads and footways are being offered for adoption, the S38 process will still need to be undertaken in addition to any planning approval that may be granted by the Local Planning Authority, and the details of this process can be found via the following link - https://www.hants.gov.uk/transport/developers/constructionstandards
This process will require additional information to that submitted to date and require formal engineering drawings for assessment which may result in updates to the layout being required. As such, it is recommended that the developer engage with the S38 team at their earliest convenience.
16. If the proposals include works to an ordinary watercourse, under the Land Drainage Act 1991, as amended by the Flood and Water Management Act 2010, prior consent from the Lead Local Flood Authority is required. This consent is required as a separate permission to planning. Information on ordinary watercourse consenting can be found at the following link https://www.hants.gov.uk/landplanningandenvironment/environment/flooding/changewatercourse
It is strongly recommended that this information is reviewed before Land Drainage consent application is made.
For guidance on providing the correct information, we recommend you use the Ordinary Watercourse Consents Pre-application service and help avoid delays occurring at the formal application stage. A Pre-application service for Ordinary Watercourse Consents is available, allowing consents to go through in a smoother, often more timely manner. For full information please visit: https://www.hants.gov.uk/landplanningandenvironment/environment/flooding/changewatercourse
17. In relation to the Community Building, the Applicant's attention is drawn to the comments of the Community Infrastructure Team with regards to the technical construction and future maintenance of the building.
18. This Decision Notice must be read in conjunction with a Planning Obligation completed under the terms of Section 106 of the Town and Country Planning Act 1990 (as amended) for this planning application. You are advised to satisfy yourself that you have all the relevant documentation.
19. In respect of condition 35, Multi-functional Green Space as defined in the Council's adopted Green Space Standards within the Green Infrastructure Strategy the size of which is to be a minimum of 0.2ha (2,000m2) with no dimension being less than 15 metres.
20. This permission is a phased permission, including for the purposes of the Community Infrastructure Levy, as agreed by condition 3. The Applicant is reminded that that any CIL exemptions and/or reliefs (ie social housing relief) must be granted before commencement of the development and if any works start on site without all pre-commencement conditions for that phase being discharged, then the opportunity to claim exemption/relief will be lost, as will the option to pay in instalments once the CIL eventually calculated/charged.
Item 3 - 24/02002/FUL: Demolition of barn and erection of 1 no. self build dwelling (part retrospective). Site: Nunnery House Tunworth Road Mapledurwell Hampshire
The Committee considered the report set out on pages of 276 of 320 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 listed below.
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
165 000 Rev A Location Plan
165 002 Rev B Proposed Block Plan
165 100 Rev A Ground Floor Plans
165 101 Rev A First Floor Plans
165 110 Rev A West and East Elevations
165 111 Rev A North and South Elevations
165 002 Rev A Landscaping Plan
REASON: For the avoidance of doubt and in the interests of proper planning.
2 No development above slab level shall commence on site until details of the types and colours of external materials to be used, including colour of mortar and cladding (where applicable), together with samples, have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out and thereafter maintained in accordance with the details so approved.
REASON: In the interests of the visual amenities of the area and in accordance with Policies EM1, EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029.
3 Notwithstanding the approved plans no soft landscaping works shall commence on site above slab level until a scheme of landscaping which shall specify species, planting sizes, spacing and numbers of trees/shrubs to be planted (including replacement trees where appropriate) shall be submitted to and approved in writing by the Local Planning Authority. The works approved shall be carried out in the first planting and seeding seasons following the first occupation of the building(s) or when the use hereby permitted is commenced. In addition, a maintenance programme detailing all operations to be carried out in order to allow successful establishment of planting, shall be submitted to and approved in writing by the Local Planning Authority before commencement of the landscaping works. Any trees or plants which, within a period of 5 years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species.
REASON: Details are required in the 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, EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029.
4 Notwithstanding the approved plans no hard landscaping works shall commence on site above slab level 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. All areas of hardstanding in front of the house hereby approved shall demonstrate compatibility with the surface water drainage strategy in accordance with the provisions of condition 10. The approved surfacing shall be completed before the adjoining buildings 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, EM7, EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029.
5 The dwelling hereby approved shall not be occupied until provision for the parking and turning of vehicles, in accordance with the details illustrated on the approved plan (dwg 165 002 Rev A Landscaping Plan) have been provided (for the avoidance of doubt this includes spaces within garages where applicable). The parking and turning areas shall thereafter be available for use by vehicles and kept free from obstruction throughout the lifetime of the development.
REASON: In the interests of highway safety, to ensure convenience of arrangements for parking and turning and to ensure that no obstruction is caused on the adjoining highway and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and the Parking Standards Supplementary Planning Document (2018).
6 The dwelling hereby approved shall not be occupied until details of cycle storage in accordance with the Residential Parking Standards have been submitted to and approved in writing by the Local Planning Authority. The approved details shall be implemented before occupation or the use commences, whichever is the sooner, and shall be thereafter retained and maintained in accordance with the approved details.
REASON: To ensure adequate cycle provision 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.
7 Prior to occupation of the dwelling hereby approved, refuse storage facilities in accordance with those shown on the approved drawings shall be made within the site and shall be retained thereafter for such purposes.
REASON: To ensure that the storage of refuse does not harm highway safety or impact detrimentally upon the amenities of the site in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and the Design and Sustainability Supplementary Planning Document (2018).
8 No development above slab level commence on site until details of the works for the disposal of sewage have been submitted to and approved in writing by the Local Planning Authority. In the event discharge is proposed to be treated via a septic tank the submitted details shall be accompanied by justification that discharging into a public sewer to be treated at a public sewage treatment works or package sewage treatment plant is not feasible (taking into account costs and or practicability). The dwellings shall not be occupied until the approved sewage details have been fully implemented in accordance with the approved plans.
REASON: In the absence of sufficient information being submitted with the application, it is necessary for further information to be submitted which ensures the proposal is provided with a satisfactory means of drainage. The information is requested prior to works commencing above slab level in order to ensure the drainage infrastructure required for the development is fully considered and accommodated within the site in accordance with Policy EM6 of the Basingstoke and Deane Local Plan 2011-2029 and guidance within the National Planning Policy Framework (2024).
9 No development above slab level shall commence on site until details of the works for the disposal of surface water have been submitted to and approved in writing by the Local Planning Authority. The scheme shall demonstrate that the surface water will not be discharged to the public network. The dwellings shall not be occupied until the approved surface water drainage details have been fully implemented in accordance with the approved plans. The development shall be maintained thereafter in accordance with the approved details.
REASON: In the absence of sufficient and precise details of the proposed surface water drainage mechanism within the planning submission, it is necessary for further information to be submitted which ensures the proposal is provided with a satisfactory means of drainage. The information is requested prior to works above slab level commencing at the site in order to ensure the drainage infrastructure required for the development is fully considered and accommodated within the site in accordance with Policies EM6 and EM7 of the Basingstoke and Deane Local Plan 2011-2029, and the National Planning Policy Framework (2024).
10 Prior to occupation of the dwelling hereby approved, a Construction Statement detailing how the new dwellings shall meet a water efficiency standard of 110 litres or less per person per day shall be submitted to and approved in writing by the Local Planning Authority. If this is not possible then it must be justified 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.
11 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 Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
12 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.
13 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, or E of Part 1, of Schedule 2 of the Order shall be erected on the application site.
REASON: To prevent the overdevelopment of the site in the interests of the visual amenity of the area and to safeguard the character of the local landscape, in accordance with Policies EM1, EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029.
14 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 Method Statement produced by Hellis Solutions Limited v2 dated January 2024 and the Tree Protection Plan ref: TPPNH v2 dated January 2024.
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.
15 The dwelling hereby approved shall not be occupied until there has been submitted to and approved in writing by the Local Planning Authority a plan indicating the positions, design, materials and type of screen walls/fences/hedges to be erected or planted. The approved screen walls/fences/hedges shall be erected and/or planted before the dwelling hereby approved is first occupied and shall subsequently be 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, details of which shall be agreed in writing by the Local Planning Authority before replacement occurs.
REASON: Details are required because insufficient information has been submitted with the application in this regard, in the interests of the amenities of the area and in accordance with Policies EM1, EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029.
16 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended) (or any Order revoking and re-enacting or amending that Order with or without modification), no new vehicular or pedestrian access shall be created.
REASON: In the interests of preserving the character and appearance of the Conservation Area through the retention of trees and vegetation which are identified as Trees of Townscape significance, in accordance with Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029.
17 Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking and re-enacting that Order with or without modification) no additional openings shall be inserted in the southern or eastern elevations of the building without the prior permission of the Local Planning Authority on an application made for the purpose.
REASON: To protect the amenity and privacy of the occupiers of adjoining property in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
18 The development hereby permitted shall be carried out in strict accordance with all proposed avoidance, mitigation and enhancement recommendations and procedures contained within Section 4 'Conclusions, Impacts and Recommendations' of the supporting Preliminary Ecological Appraisal (Matthew Game, December 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) in relation to protected and notable species and in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.
19 Prior to any further development being carried out on the site, a Construction Environmental Management Plan (CEMP) or other similar strategy that sets out reasonable avoidance measures to be taken to avoid impacts on great crested newt during the construction phase should be submitted to and approved in writing by the Local Planning Authority. Thereafter, the development shall be carried out in strict accordance with the details so approved.
REASON: To prevent impacts on great crested newt protected under the Conservation of Habitats and Species Regulations 2017 and in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.
20 Prior to any development above slab level, a Biodiversity Enhancement and Mitigation Plan shall be submitted to and approved in writing by the Local Planning Authority, detailing species and habitat avoidance, mitigation and enhancement measures to be implemented within the development as listed within Table 11 of the Preliminary Ecological Appraisal (Matthew Game, Dec 2024). Thereafter, the development shall be undertaken in line with the approved details.
REASON: In order provide enhancements and net gains for biodiversity in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.
21 The development hereby permitted shall not be occupied/brought into use until there has been submitted to the Local Planning Authority certificates demonstrating that a) sufficient sampling of imported material has taken place and b) the imported material is free from unacceptable levels of contamination. Sampling should take place in situ at a frequency of 1 per 100m3.
REASON: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance with Policy EM12 of the Basingstoke and Deane Local Plan 2011-2029.
Informative(s):-
1. 1.1 The applicant's attention is drawn to the fact that the above conditions (if any), must be complied with in full, failure to do so may result in enforcement action being instigated.
1.2 This permission may contain pre-commencement conditions which require specific matters to be submitted and approved in writing by the Local Planning Authority before a specified stage in the development occurs. This means that a lawful commencement of the approved development CANNOT be made until the particular requirements of the pre-commencement conditions have been met.
1.3 The applicant's attention is drawn to the fact that the Local Planning Authority has a period of up to eight weeks to determine details submitted in respect of a condition or limitation attached to a grant of planning permission. It is likely that in most cases the determination period will be shorter than eight weeks, however, the applicant is advised to schedule this time period into any programme of works. A fee will be required for requests for discharge of any consent, agreement, or approval required by a planning condition. A fee is payable for each submission made regardless of the number of conditions for which approval is sought. Details of the required fee can be found on our website - https://www.basingstoke.gov.uk/plan-app-process?chapter=81324#chapter81324 . Requests must be made using the standard application form (available online) or set out in writing clearly identifying the relevant planning application and condition(s) which they are seeking approval for.
2. In accordance with paragraph 39 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-
proactively offering a pre-application advice (in accordance with paragraphs 40-47);
seeking further information following receipt of the application;
seeking amendments to the proposed development following receipt of the application;
considering the imposition of conditions and or the completion of a s.106 legal agreement (in accordance with paragraphs 56-59).
In this instance:
the applicant was updated of any issues after the initial site visit;
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 844844 or email gmsteam@basingstoke.gov.uk to commence the process. Details can be found on the council's website.
5. The applicant is advised that the provision of a site foul drainage treatment plant may require an Environmental Permit from the Environment Agency. Please see the following details: https://www.gov.uk/permits-you-need-for-septic-tanks for further advice.
6. The applicant is reminded that, under the Conservation of Habitats and Species Regulations 2017 (as amended) and the Wildlife and Countryside Act 1981 (as amended), it is an offence to (amongst other things): deliberately capture, disturb, injure, or kill great crested newts; damage or destroy a breeding or resting place; intentionally or recklessly obstruct access to a resting or sheltering place. Planning permission for a development does not provide a defence against prosecution under this legislation. Should great crested newts be found at any stage of the development works, then all works should cease, and a professional and/or suitably qualified and experienced ecologist (or Natural England) should be contacted for advice on any special precautions before continuing, including the need for a licence."
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 and also have implications in respect of the Community Infrastructure Levy.
8. In the event discoloured and/or odorous soils are encountered during foundations and other excavation works; or should any hazardous materials (including asbestos) or significant quantities of made ground be found, then all development works should be stopped and the Local Planning Authority contacted immediately.
Item 4 - 24/02283/ROC: Variation of condition 13 of 22/03228/ROC (Variation of condition 1 - to amend plan numbers to allow for revised design adding rear extension to the ground floor of 21/00427/FUL) - to change from septic tank or cess pit to now discharge foul water via water treatment plant. Site: Nunnery House Tunworth Road Mapledurwell Hampshire
The Committee considered the report set out on pages of 321 of 345 of the agenda with the further material set out on the addendum sheet and other matters discussed at the meeting.
Members were supportive of the Officer recommendation.
RESOLVED that: the application be APPROVED subject to the conditions listed below
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans submitted to accompany this application and as previously approved under planning permission reference 22/03228/ROC:
Site Location Plan - drawing no 133_001 Rev A
Proposed Block Plan - drawing no 163_002 Rev A
Proposed Site Layout - drawing no 133_003 Rev C
Proposed Ground Floor Plan - drawing no 163_100 Rev A
Proposed First Floor Plan - drawing no 163_101 Rev A
Proposed Garage - drawing no 133_102 Rev C
Proposed Front and Rear Elevations - drawing no 163_110 Rev A
Proposed Side Elevations - drawing no 163_111 Rev A
Engineering Layout and Construction Details - drawing no 23-091-100 Rev C - dated Jan 24
Proposed Outfall Ordinary Watercourse Consent - drawing no 23-091-101 Rev C - dated July 24
REASON: For the avoidance of doubt and in the interests of proper planning.
2 The development hereby permitted shall be carried out in accordance with the materials schedule submitted and approved under application 23/00247/CONDN approved on 06 July 2023. The development shall thereafter be maintained in accordance with the approved details.
REASON: In the interests of the visual amenities of the area and in accordance with Policies EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029.
3 The development hereby approved shall be carried out in accordance with the hard and soft landscaping details submitted under application 23/00247/CONDN and approved on 06 July 2023. The approved details comprise drawings titled 'Hard and Soft Landscaping' numbers 163_003 Rev A and 163_004 Rev A.
The approved soft landscaping shall be carried out in the first planting and seeding seasons following the first occupation of the dwelling hereby approved or when the use hereby permitted is commenced. The approved hard surfacing shall be completed before the buildings adjoining the hard surfacing are first occupied and thereafter maintained in accordance with the approved details.
Any trees or plants which, within a period of 5 years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species.
REASON: To improve the appearance of the site in the interests of visual amenity in accordance with Policies EM1, EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029.
4 The development hereby permitted shall be carried out in accordance with the screens/walls/fences/hedges details submitted under application 25/00116/CONDN approved on 20 February 2025.
The approved screens/walls/fences/hedges shall be erected or planted before the dwelling hereby approved is first occupied and shall subsequently be maintained as approved.
REASON: In the interests of the amenities of the area and in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
5 Prior to occupation of the dwelling hereby approved the proposed onsite vehicular parking for at least 3 vehicles and turning areas shall be provided in accordance with the approved Site Layout Plan (drawing ref: 133_003 Rev C dated April 2022). Thereafter, these areas shall be permanently retained and used for vehicular parking (for the avoidance of doubt this includes spaces within garages).
REASON: In order to provide a suitable and convenient on-site movement layout with adequate parking facilities in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011 to 2029.
6 Prior to occupation of the dwelling hereby approved cycle storage, including space for the long term storage of at least 2 bicycles shall be provided within the curtilage of the property. The cycle storage shall be thereafter retained.
REASON: To ensure adequate cycle provision 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.
7 The development hereby permitted shall not be occupied until the property 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, in accordance with the details approved under application 25/00116/CONDN on 20 February 2025, 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.
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.
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.
8 The garage hereby permitted shall be occupied solely for purposes incidental to the occupation and enjoyment of the dwelling hereby approved and shall not be sold off, sub-let or used as a separate unit of accommodation nor in connection with any trade, business, profession or commercial enterprise.
REASON: In the interests of the proper planning of the area and as 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 and in the interests of highway safety and amenity in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029.
9 The development hereby approved shall be carried out in strict accordance with the Arboricultural Method Statement (v2.0 by Hellis Solution Limited dated January 2023) submitted and approved under application 23/00247/CONDN approved on 28 March 2023. The approved tree protection shall be maintained in position until the site is to be landscaped.
The development shall be carried out in complete accordance with the approved Tree Protection Method Statement.
REASON: To ensure that reasonable measures are taken to safeguard protected/important landscape trees in the interests of the local amenities and the enhancement of the development itself, in accordance with Policies EM1 and EM11 of the Basingstoke and Deane Local Plan 2011-2029.
10 The development hereby approved shall be carried out in strict accordance with the Surface Water Drainage Strategy as set out within the submitted Drainage Strategy Technical Note by Odyssey dated October 2024. The dwelling shall not be occupied until the approved surface water drainage details have been fully implemented in accordance with the approved plans and thereafter maintained in accordance with the approved details perpetuity.
REASON: In order to ensure that the drainage infrastructure required for the development is fully considered and accommodated within the site in accordance with Policies EM6 and EM7 of the Basingstoke and Deane Local Plan 2011-2029.
11 The development hereby approved shall be carried out in strict accordance with the foul drainage strategy as set out within the submitted Drainage Strategy Technical Note by Odyssey dated October 2024 together with the following drawings:
Engineering Layout and Construction Details - drawing no 23-091-100 Rev C dated Jan 24
Proposed Outfall Ordinary Watercourse Consent - drawing no 23-091-101 Rev C - dated July 24
The dwelling shall not be occupied until the approved sewage details have been fully implemented in accordance with the approved plans and documents and thereafter shall be maintained as such in perpetuity.
REASON: In order to ensure the drainage infrastructure required for the development is fully accommodated within the site in accordance with Policy EM6 of the Basingstoke and Deane Local Plan 2011-2029.
12 The development hereby approved shall be carried out in strict accordance with the Water Efficiency Calculation Report by BEAT Solution Ltd dated 01 February 2023 as submitted under application 23/02427/CONDN and approved on 18 October 2023. The development shall thereafter maintain water efficiency in accordance with the approved details.
REASON: To ensure that the development delivers a level of sustainable water use in accordance with Policy EM9 of the Basingstoke and Deane Local Plan 2011-2029.
13 The development hereby approved shall be carried out in accordance with the Written Scheme of Investigation by Ecus Ltd dated January 2023 as submitted under application 23/00247/CONDN and approved on 8 February 2023.
REASON: To ensure the recording of any items of archaeological interest in accordance with Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029 and the advice contained within the National Planning Policy Framework (December 2024).
14 No work relating to the construction of the development hereby approved, including works of demolition or preparation prior to operations, shall take place before the hours of 0730 nor after 1800 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays nor on Sundays or recognised public holidays.
REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance Policy EM12 of the Basingstoke and Deane Local Plan 2011 - 2029.
15 No deliveries of construction materials or plant and machinery and no removal of any spoil from the site, shall take place before the hours of 0730 nor after 1800 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays nor on Sundays or recognised public holidays.
REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance with Policy EM12 of the Basingstoke and Deane Local Plan 2011-2029.
Informative(s):-
1. 1.1 The applicant's attention is drawn to the fact that the above conditions (if any), must be complied with in full, failure to do so may result in enforcement action being instigated.
1.2 This permission may contain pre-commencement conditions which require specific matters to be submitted and approved in writing by the Local Planning Authority before a specified stage in the development occurs. This means that a lawful commencement of the approved development CANNOT be made until the particular requirements of the pre-commencement conditions have been met.
1.3 The applicant's attention is drawn to the fact that the Local Planning Authority has a period of up to eight weeks to determine details submitted in respect of a condition or limitation attached to a grant of planning permission. It is likely that in most cases the determination period will be shorter than eight weeks, however, the applicant is advised to schedule this time period into any programme of works. A fee will be required for requests for discharge of any consent, agreement, or approval required by a planning condition. 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);
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 application was acceptable as submitted and no further assistance was required.
In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.
3. 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 advised that this permission is only pursuant to the Town and Country Planning Act 1990 and is advised to contact the Planning and Development Manager with regard to the necessary consents applicable under the Building Regulations.
5. If this development will result in new postal addresses or changes in addresses, please contact the council's Street Naming and Numbering team on 01256 844844 or email gmsteam@basingstoke.gov.uk to commence the process. Details can be found on the council's website.
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 applicant is advised that the provision of a site foul drainage treatment plant may require an Environmental Permit from the Environment Agency. Please see the following details: https://www.gov.uk/permits-you-need-for-septic-tanks for further advice.
Item 5 - 24/02378/PIP: Permission in Principle for the demolition of the existing equestrian buildings and erection of a minimum of 2 dwellings and a maximum of 4 dwellings and associated landscaping. Site: Land At Little Bowlings Farm Goddards Lane Sherfield-on-loddon Hampshire
The Committee considered the report set out on pages of 346 of 379 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 it was generally felt that the proposal would not have a detrimental impact to Carpenters Farm House.
Members had a difference of opinion to the impact of the proposal on the Countryside. Some Members felt that the dwellings had adequate screening from the road and would provide desired housing within the Countryside.
Other Members disagreed and felt that the development would be harmful to the character and appearance and setting of the Sherfield on Loddon Conservation Area. It was considered that the current barns were typical of a farmyard setting and the removal would result in an urbanisation of the site.
Concern was expressed that the access could potentially cause highway safety issues.
RESOLVED that: the application be REFUSED for the following reasons:
1 By virtue of the scale of the development (as a result of the maximum development sought), the proposal would not be sympathetic to and would fail to respect and integrate with the character, visual amenity and scenic quality of the area. As such the development is considered to be detrimental to the character of the area contrary to Sections 12 and 15 of the National Planning Policy Framework (2024), Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy D1 of the Sherfield on Loddon Neighbourhood Development Plan 2011-2029.
2 The proposed development would fail to preserve the architectural and historic significance of the listed building of Carpenters Farm House due to the introduction of inappropriate development which would adversely impact on and erode the farm's rural setting. This harm would be less than substantial. However, there are no public benefits which have been identified that would outweigh this harm. As such, the proposal is therefore in conflict with the guidance contained in Section 16 of the National Planning Policy Framework (2024), Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029, Policy D1 of the Sherfield on Loddon Neighbourhood Development Plan 2011-2029 and the Heritage Supplementary Planning Document 2019.
3 The proposed development would fail to preserve the character and appearance and setting of the Sherfield on Loddon Conservation Area. This harm would be less than substantial. However, there are no public benefits which have been identified that would outweigh this harm. As such, the proposal is therefore in conflict with the guidance contained in Section 16 of the National Planning Policy Framework (2024), Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029, Policy D1 of the Sherfield on Loddon Neighbourhood Development Plan 2011-2029 and the Heritage Supplementary Planning Document 2019.
Informative(s):-
1. 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 service (in accordance with paragraphs 40-47).
In this instance:
The application was updated on any issues prior to the determination of the application.
In such ways the Council has demonstrated a positive and practice manner in seeking solutions to problems arising in relation to the planning application.
Item 6 - 24/02585/HSE: Erection of first floor rear and side extension and new front boundary wall. Site: 19 Hamble Drive Tadley Hampshire RG26 3UN
The Committee considered the report set out on pages of 380 of 3 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 believed that the proposal would not have a detrimental impact on the streetscene of West Street.
Members agreed that the overall bulk of the extension was too large for the site and the close proximity to, the northern boundary would represent an intrusive and overbearing form of development that would cause a harmful impact on 17 Hamble Drive.
Members requested that West Street be removed from refusal reason 1.
RESOLVED that: the application be REFUSED for the following reasons:
1 The proposed first floor extension by virtue of its size, height, roof form and design, would have a detrimental impact on the streetscenes of Hamble Drive and the amenity of the area. The proposal, would not be subservient to the host dwelling and would fail to integrate harmoniously with the existing property contrary to the guidance contained within the National Planning Policy Framework (December 2024), Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and the guidance within the Design and Sustainability Supplementary Planning Document (July 2018).
2 The proposed first floor extension by virtue of its two storey height, overall bulk and massing and its positioning along, and in close proximity to, the northern boundary would represent an intrusive and overbearing form of development which would result in unacceptable overshadowing, loss of light and outlook to the main private amenity area from the existing rear conservatory and nearest first floor window of 17 Hamble Drive. This relationship would be adversely harmful upon the amenities of the occupiers of 17 Hamble Drive contrary to the National Planning Policy Framework (December 2024), Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029 and guidance contained within the Design and Sustainability Supplementary Planning Document (July 2018).
Informative(s):-
1. While the submitted proposal was not considered to be acceptable, it may be possible to achieve an appropriate alternative scheme. Please contact the Case Officer if you wish to discuss your proposals.
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:-
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.
Meeting ended at 8:45pm
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