Basingstoke & Dean Borough Council
Councillors:
54
Wards:
18
Committees:
22
Meetings (2025):
70
Meetings (2024):
72
Meeting
Development Control Committee - Basingstoke & Dean
Meeting Times
Scheduled Time
Start:
Wednesday, 28th May 2025
6:30 PM
Wednesday, 28th May 2025
6:30 PM
End:
Wednesday, 28th May 2025
9:30 PM
Wednesday, 28th May 2025
9:30 PM
Meeting Status
Status:
Confirmed
Confirmed
Date:
28 May 2025
28 May 2025
Location:
Council Chamber - Deanes
Council Chamber - Deanes
Webcast:
Available
Available
Meeting Attendees
Chair
Chair of Development Control Committee
Committee Member
Vice-Chair of Development Control Committee
Committee Member
Chair of the Investigating and Disciplinary and Standards Appeals Committee
Committee Member
Reserve
Chair of the Human Resources Committee
Officer
Assistant Planning Manager
Katherine Fitzherbert-Green
Expected
Officer
Sue Tarvit
Expected
Committee Member
Reserve
Vice-Chair of the Licensing Committee
Committee Member
Reserve
Deputy Leader of the Labour Group and Chair of the Environment and Infrastructure Committee
Agenda
1
Apologies for absence and substitutions
Minutes
Councillor Howard-Sorrell sent his apologies.
Councillor Hussey was replaced by Councillor Bowes.
Councillor Hussey was replaced by Councillor Bowes.
2
Appointment of Vice-Chair
To appoint a Vice-Chair to the Development Control Committee for the 2025/26 municipal year.
Minutes
Councillor Freeman was appointed Vice-Chair for the 2025/26 municipal year.
3
Declarations of interest
Minutes
There were no declarations of interest.
4
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.
5
Minutes of the meeting held on 23rd April 2025 and 14th May 2025
The Chair will move that the minutes of the meeting held on the 23rd April 2025 be signed as a correct record.
The minutes of the meeting held on the 14th May 2025 will be approved at the Development Control Committee held on the 11th June 2025.
The only part of the minutes that can be discussed is their accuracy.
The minutes of the meeting held on the 14th May 2025 will be approved at the Development Control Committee held on the 11th June 2025.
The only part of the minutes that can be discussed is their accuracy.
Attachments:
- Document Minutes of the meeting held on the 23rd April 2025 16 May 2025
Minutes
The Chair confirmed that the minutes of the meeting held on the 23rd April were confirmed by the Committee as a correct record.
The minutes of the meeting held on the 14th May 2025 would be approved at the Development Control Committee held on the 11th June 2025.
The minutes of the meeting held on the 14th May 2025 would be approved at the Development Control Committee held on the 11th June 2025.
6
Applications for planning permission and public participation thereon
This report details the planning applications to the Committee for consideration and decision.
Contact Officer: Planning and Development Manager
Wards Affected: Eastrop & Grove
Contact Officer: Planning and Development Manager
Wards Affected: Eastrop & Grove
Attachments:
- Document Report 16 May 2025
- Document Index 16 May 2025
- Document Applications 16 May 2025
- Document Update Front sheet 28.05.2025 16 May 2025
- Document 1-Viewpoint-24.00930.FUL Update 16 May 2025
Minutes
The following Public Participation took place:
Interest
Name
Item No./Topic
Support
Mr Woodrow
Item 1 - 24/00930/FUL
Support
Mr Cherrett
Item 1 - 24/00930/FUL
Item 1 - 24/00930/FUL: Demolition of existing building and redevelopment of the site to provide 326 apartments and ancillary communal facilities, with commercial floorspace (Use Class E), associated access, landscaping, and infrastructure. Site: Viewpoint Basing View Basingstoke Hampshire RG21 4RG
The Committee considered the report set out on pages of 55 of 128 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 acknowledged that it was not commercially feasible to bring the office building back into use through either refurbishment or redevelopment of the site.
The design and layout of the building was appropriate for Basing View and the redevelopment of a brownfield site was considered to be favourable.
Members expressed their disappointment with the lack of affordable housing provision on site but were aware that the council had appointed an independent consultant to review the information provided in accordance with policy. It was concluded that the scheme could not support any affordable housing provision, or any other Section 106 obligations.
However, the applicant had made a commercial decision to provide a financial contribution of £250,000 towards affordable housing as an off-site contribution, which would be secured through the Section 106 agreement, including an obligation on the council to spend the money on the provision of affordable housing as well as a £250,000 contribution towards off site open space.
The main area of concern discussed was the proposed car parking provision of 124 car parking spaces which was a significant shortfall withs regard to Basingstoke and Deane Borough Council Parking Supplementary Planning Document (2018) residential parking standards. Based on the proposed accommodation schedule, the parking standards would suggest a 408 parking space requirement. It was suggested that as the scheme was for Build To Rent tenure only, it would be the occupiers’ decision as to whether they wanted to rent the property and if they had a requirement for a parking space. In addition, the Transport Statement had outlined that “the site was situated in a highly accessible location close to public transport services and Basingstoke rail station, a reduced level of car parking was considered to be more than appropriate in this location”.
Some concern was expressed as to residents relying on the management companies to provide essential services such as food waste.
RESOLVED that: TO APPROVE the application subject to applicant being invited to enter an agreement (in accordance with the Community Infrastructure Levy Regulations 2010, Policies CN6, CN9, EP1, EM10, EM12 and EM4 of the Basingstoke and Deane Local Plan 2011-2029) between the applicant and the Borough and County Councils to secure:
· BNG – significant features
· Affordable Housing Contribution of £250,000 and review mechanism if the development is not commenced within 12 months of planning permission being granted
· Restriction of the development to Build To Rent only to prevent market sale
· Open Space Contribution of £250,000
· Landscape Management Plan
· Employment and Skills Plan
· Travel Plan, Travel Plan Monitoring and Approval Fees
· Delivery of layby works and reinstatement of the existing southern access to footway and verge and a Traffic Regulation Order to restrict the layby to loading only
Should the requirements set out above not be satisfactorily secured within 6 months of the date of the meeting, then the Head of Planning and Infrastructure be delegated to REFUSE permission for appropriate reasons.
subject to the following conditions and informatives:-
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
210287-WCA-A1-00-DR-A-PL910-P02 - Proposed Site Plan
210287-WCA-A1-BM-A-PL100- P13 - Proposed Basement Floor Plan
210287-WCA-A1-LG-A-PL101- P13- Proposed Lower Ground Floor Plan
210287-WCA-A1-00-A-PL102- P13 - Proposed Ground Floor Plan
210287-WCA-A1-01-A-PL103- P15 - Proposed First to Sixth Floor Plan
210287-WCA-A1-07-A-PL109- P12 - Proposed Seventh Floor Plan
210287-WCA-A1-08-A-PL110- P12 -Proposed Eighth Floor Plan
210287-WCA-A1-09-A-PL111- P12 - Proposed Ninth to Twelfth Floor Plan
210287-WCA-A1-RF-A-PL121- P08 -Proposed Roof Plan
210287-WCA-A1-ZZ-DR-A-PL200- P11 - Proposed Elevation A
210287-WCA-A1-ZZ-DR-A-PL201- P11 -Proposed Elevation B and C
210287-WCA-A1-ZZ-DR-A-PL202- P11 - Proposed Elevation D, E and F
210287-WCA-A1-ZZ-DR-A-PL203- P11 - Proposed Elevation G
210287-WCA-A1-ZZ-DR-A-PL204- P11 - Proposed Elevation H and J
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 permission.
REASON: To comply with Section 92 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.
3 Notwithstanding the submitted Flood Risk Assessment and Outline Drainage Strategy, no development, with the exception of demolition, shall begin until a detailed surface water drainage scheme for the site has been submitted to, and approved in writing by the Local Planning Authority. The submitted details should include:
a. A technical summary of the surface water drainage strategy demonstrating adherence to the hierarchy of surface water drainage discharge options as outlined in the NPPF. A technical summary of the surface water drainage design.
b. Infiltration test results undertaken in accordance with BRE digest 365 and providing a representative assessment of those locations where infiltration features are proposed. Winter groundwater monitoring demonstrating a minimum 1m unsaturated zone between the base of any proposed infiltration feature and the peak measured groundwater level.
c. Notwithstanding the submitted Outline Drainage Strategy, a detailed drainage plans to include type, layout and dimensions of drainage features including references to link to the drainage calculations.
d. Detailed drainage calculations to demonstrate existing runoff rates are not exceeded and there is sufficient attenuation for storm events up to and including 1:100 + climate change.
e. Evidence that urban creep has been included within the calculation
f. Confirmation that sufficient water quality measures have been included to satisfy the methodology in the Ciria SuDS Manual C753.
g. Exceedance plans demonstrating the flow paths and areas of ponding in the event of blockages or storms exceeding design criteria.
h. Evidence that any permissions required have been obtained following consultation with relevant bodies.
Development should proceed only in accordance with the submitted details, as approved and be maintained as such for the lifetime of the development.
REASON: To ensure a satisfactory means of surface water drainage is provided in accordance with Policy EM7 of the Basingstoke and Deane Local Plan 2011-2029.
4 Details for the long term maintenance arrangements for the surface water drainage system shall be submitted to and approved in writing by the Local Planning Authority prior to the first occupation of any of the dwellings. The submitted details shall include;
a. Maintenance schedules for each drainage feature type and ownership
b. Details of protection measures
REASON: To ensure a satisfactory means of surface water drainage is provided in accordance with Policy EM7 of the Basingstoke and Deane Local Plan 2011-2029.
5 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:
The parking of site operatives and visitors vehicles
Loading and unloading of plant and materials
Management of construction traffic and access routes
Storage of plant and materials used in constructing the development
Wheel washing facilities.
Procedures for maintaining good public relations including complaint management, public consultation and liaison.
REASON: In the interests of highway safety in accordance with Policy CN9, of the Basingstoke and Deane Local Plan 2011-2029
6 No development shall take place until a site-specific Construction Environmental Management Plan has been submitted to and been approved in writing by the Local Planning Authority. The plan must demonstrate the adoption and use of the best practicable means to reduce the effects of noise, vibration, dust and site lighting. The plan should include, but not be limited to:
Procedures for maintaining good public relations including complaint management, public consultation and liaison;
Arrangements for liaison with the Council's Environmental Protection Team
All works and ancillary operations which are audible at the site boundary, or at such other place as may be agreed with the Local Planning Authority, shall be carried out only between the following hours: 0730 Hours and 18 00 Hours on Mondays to Fridays and 08 00 and 13 00 Hours on Saturdays and; at no time on Sundays and Bank Holidays;
Deliveries to and removal of plant, equipment, machinery and waste from the site must only take place within the permitted hours detailed above.
Mitigation measures as defined in BS 5528: Parts 1 and 2 : 2009 Noise and Vibration Control on Construction and Open Sites shall be used to minimise noise disturbance from construction works.
Procedures for emergency deviation of the agreed working hours;
An undertaking to require all contractors to be 'Considerate Contractors' when working in the Borough by being aware of the needs of neighbours and the environment;
Control measures for dust and other air-borne pollutants;
Measures for controlling the use of site lighting whether required for safe working or for security purposes;
The approved plan shall be adhered to during the demolition/construction period of the development.
REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029
7 Notwithstanding the submitted and approved plans, no development shall take place above ground floor slab level for any building until full 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: Details are required in the absence of being provided to accompany the planning submission and 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.
8 Notwithstanding the submitted and approved plans, no development shall take place above ground floor slab level for any building until the submission of drawings at a scale of no less than 1 to 10 setting out architectural detailing such as, but not limited to: how the brickwork, aluminium panels, Glass Reinforced Concrete and the window system will work together, have been submitted to and approved in writing by the Local Planning Authority. The works shall be undertaken in accordance with the approved details.
REASON: Details are required in the absence of being provided to accompany the planning submission and 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
9 Notwithstanding the submitted and approved plans, no development shall take place above ground floor slab level for the development hereby approved until full details of both hard and soft landscape works including ground levels or contours; 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 have been submitted to and approved in writing by the Local Planning Authority.
This shall include a schedule of tree planting to include the specification of tree planting pits where appropriate with details of any irrigation or drainage infrastructure, tree root barriers (if necessary) to prevent damage or disruption to any proposed hard surfacing or underground services, drains or other infrastructure and details of the location of external lighting sufficient to demonstrate how lighting is to be achieved without conflict to proposed tree planting. All hard and soft landscaping details shall include an implementation plan for timing of provision. All hard and soft landscape works shall be carried out in accordance with the approved details prior to the occupation of the development or in accordance with the timetable agreed with the Local Planning Authority which shall include appropriate planting to be undertaken at the earliest opportunity.
Any trees or plants which, within a period of five years after planting, are removed, die or become seriously damaged or defective, shall be replaced in the next planting season with others of species, size and number as originally approved, to be agreed in writing by the Local Planning Authority.
REASON: To ensure the provision, establishment and maintenance of a reasonable standard of landscape in accordance with the approved designs and in accordance with Policy EM1 of the Basingstoke and Deane Local Plan 2011-2029.
10 Development shall be undertaken in line with the recommendations and procedures contained within Section 5 of the supporting Bat Survey Report (HDA Ltd, August 2024). This includes the requirement of a Natural England bat licence, specific timings for the works, working methods and materials, measures to limit external lighting, and appropriate compensation for the loss of the roosts during construction and operational phases of the development. Roosting and foraging enhancements for bats should also be secured and implemented as per the recommendations of the report and maintained for the lifetime of the development.
REASON: To meet with the Conservation of Habitats and Species Regulations 2017 ('the Habitats Regulations') and the Wildlife and Countryside Act 1981 (as amended) in relation to protection and mitigation of bats. To meet Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.
11 Prior to development above ground floor slab level an external lighting plan in line with recommendations contained within Section 5.3.4 of the supporting Bat Survey Report (HDA Ltd, August 2024) and Bat Conservation Trust Guidance Note 08/23 shall be provided to and approved by the Local Planning Authority. Following approval, the development will be undertaken in line with said plan.
REASON: To prevent impacts on otter and roosting and foraging bats protected under the Conservation of Habitats and Species Regulations 2017 and to meet with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.regarding prevention of adverse impacts on key species
12 Development shall be undertaken in adherence with all proposed avoidance, mitigation and enhancement recommendations and procedures contained within Appendix 3 'Scheme for Ecological Enhancement' and Figures 4, 5 and 6 of the supporting 'Preliminary Ecological Appraisal (Cotswold Ecology, Jan 2024) to provide enhancements for protected and notable species and habitats.
REASON: To meet with the Conservation of Habitats and Species Regulations 2017 and the Wildlife and Countryside Act 1981 (as amended) in relation to protected and notable species. To meet Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.
13 No development shall commence on site, with the exception of demolition, until a radon gas risk assessment has been submitted to and agreed by the Planning Authority. This should conclude whether a gas impermeable membrane needs to be installed into the buildings to protect the future occupants of the development. If a gas impermeable membrane is required, then details of this should be submitted along with details of the ventilated sub-floor area. Particular attention to joints with any existing structures and seals around any services, should be submitted to and agreed in writing by the Planning Authority. Any services entering/leaving the structure shall be located above the gas impermeable membrane, and adequate seals will be provided to ensure the membrane is not breached. The works shall be undertaken in accordance with the approved details.
REASON: To ensure that adequate measures are taken to avoid the potential risk to future occupiers from natural gases arising from the ground.
14 No works pursuant to this permission shall commence, with the exception of demolition, until there has been submitted to and approved in writing by the Local Planning Authority:-
(a) a desk top study carried out by a competent person documenting all the previous and existing land uses of the site and adjacent land in accordance with national guidance as set out in Contaminated Land Research Report Nos. 2 and 3 and BS10175:2011;
and, unless otherwise agreed in writing by the Local Planning Authority,
(b) a site investigation report documenting the ground conditions of the site and incorporating chemical and gas analysis identified as being appropriate by the desk study in accordance with BS10175:2011- Investigation of Potentially Contaminated Sites - Code of Practice;
and, unless otherwise agreed in writing by the Local Planning Authority,
(c) 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. 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) and (c) 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 'Model Contamination Land Guidance at: https://www.gov.uk/contaminated-land, Last accessed October 2019.
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 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(c) that any remediation scheme required and approved under the provisions of condition 14(c) 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(c), 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.
16 No development shall commence on site, with the exception of demolition, until a measured survey 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 carried out in accordance with the approved details.
REASON: In the interests of the visual amenities of the area and in accordance with Policy EM1 of the Basingstoke and Deane Local Plan 2011-2029 and Policy LD2 of the Whitchurch Neighbourhood Development Plan 2014 to 2029.
17 Notwithstanding the submitted and approved plans, no development above slab level of any building shall take place on-site until details of the refuse and recycling storage and collection facilities and management/servicing have been submitted to and approved in writing by the Local Planning Authority. The approved details shall be constructed and fully implemented before the use hereby approved is commenced and shall be thereafter maintained in accordance with the approved details
REASON: Details are required in the absence of accompanying the application and 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 and the Design and Sustainability Supplementary Planning Document 2018.
18 No development above ground floor slab level of any dwelling shall commence on site until a Construction Statement detailing how the new homes shall meet a water efficiency standard of 110 litres or less per person per day (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) shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details and maintained as approved in perpetuity.
REASON: In the absence of such details being provided within the planning submission, details are required to ensure that the development delivers a level of sustainable water use in accordance with Policy EM9 of the Basingstoke and Deane Local Plan 2011-2029.
19 The dwellings hereby permitted shall not be occupied or the use commence, whichever is the sooner, until the vehicle parking spaces intended to serve the development have been constructed, surfaced and marked out in accordance with the approved details. The approved vehicle parking areas, including garages, shall not thereafter be used for any purpose other than parking, loading and unloading of vehicles. No dwelling shall be occupied until the approved vehicle parking facility for that dwelling has been provided. Parking shall be maintained as approved for the lifetime of the development.
REASON: In the interests of highway safety, in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029.
20 No part of the development shall be occupied until cycle parking facilities have been provided in accordance with detailed drawings to be submitted to and approved in writing by the Local Planning Authority, such drawings to show the position, design, materials and finishes thereof. Development shall be carried out, and thereafter maintained, in accordance with the approved details.
REASON: Details are required prior to occupation because insufficient information has been submitted with the application in this regard, to improve provision for cyclists and discourage the use of the car wherever possible and in accordance with Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029 and the guidance contained with the Parking Supplementary Planning Document (2018).
21 A minimum of 15% of the properties (an appropriate housing mix of affordable and market dwellings) shall be built to accessible and adaptable standards (M4(2) compliant) to enable people to stay in their homes as their needs change. No development above ground floor slab level of any building shall commence on site until details of which properties are to be built to such standards are submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.
REASON: To ensure an appropriate high quality form of development and to accord with Policies CN1 and CN3 of the Basingstoke and Deane Local Plan 2011-2029 and the Housing Supplementary Planning Document (2018). Details are required in the absence of being provided to accompany the planning submission.
22 No development or other operations shall commence on site until a Tree Protection Plan has been submitted to and approved in writing by the Local Planning Authority. The approved tree protection shall be erected prior to any site activity commencing and maintained until completion of the development. No development or other operations shall take place other than in complete accordance with the Tree Protection Plan.
REASON: 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.
23 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 or bank 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.
24 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.
25 The development shall incorporate energy efficiency measures, renewable energy, sustainable design principles and climate change adaptation measures into the design and construction of the development in accordance with the contents of the Energy Strategy Report prepared by Ridge dated 02nd February 2024.
REASON: To ensure the development incorporates measures to minimise the effects of and can adapt to a changing climate in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
26 Notwithstanding the submitted Noise Impact Assessment, prior to installation of any plant and associated equipment, an updated Noise Impact Assessment shall be submitted to and approved in writing by the Local Planning Authority. The noise mitigation measures shall ensure that the cumulative rated noise level of all external plant and internal noise breakout shall be controlled so that the specific level is 5 dB lower than the prevailing background noise levels. The measures shall be maintained as approved for the lifetime of the development.
REASON: To ensure that acceptable noise and vibration levels within the premise and adjoining/nearby dwellings and the curtilages of the premise and adjoining/nearby dwellings are not exceeded in the interest of residential amenity and in accordance with Policy EM12 of the Basingstoke and Deane Local Plan 2011-2029.
27 With the exception of demolition, groundworks and site preparation, no development above slab level shall take place until a detailed scheme for protecting the development from noise has been submitted to and approved in writing by the Local Planning Authority. The scheme shall be implemented as approved prior to first occupation of the development and maintained for its lifetime. In respect of transport noise, the following noise levels shall be achieved with mitigation in place.
Internal day time (0700 - 2300) noise levels shall not exceed 35dB LAeq, 16hr for habitable rooms (bedrooms and living rooms with windows open*)
Internal night time (2300 - 0700) noise levels shall not exceed 30dB LAeq with individual noise events not exceeding 45dB LAfMax (windows open*).
*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.
28 Biodiversity Net Gain
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 -
Requests must be made using the standard application form (available online) or set out in writing clearly identifying the relevant planning application and condition(s) which they are seeking approval for.
2. In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-
seeking amendments to the proposed development following receipt of the application;
considering the imposition of conditions/ 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.
3. 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.
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. In the event discoloured and/or odorous soils are encountered during foundations and other excavation works; or should any hazardous materials (including asbestos) or significant quantities of made ground be found, then all development works shall be stopped and the Local Planning Authority contacted immediately. A scheme of works to investigate the risks and / or the adoption of any required remedial measures be submitted to, agreed and approved in writing by the Local Planning Authority prior to the recommencement of development works. It is the responsibility of the developer to ensure the safe development of the site and to carry out any appropriate land contamination investigation and remediation works. The informative is to ensure the 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. It also ensures that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors and promotes the interests of residential amenity and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029
6. 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
7. If this development will result in new postal addresses or changes in addresses, please contact the council's Street Naming and Numbering team on 01256 845539 or email GMSTeam@basingstoke.gov.uk to commence the process. Details can be found on the council's website.
8. The Council encourages all contractors to be 'Considerate Contractors' when working in the Borough by being aware of the needs of neighbours and the environment.
9. The applicant's attention is drawn to advice contained within the consultation responses from Hampshire and Isle of Wight Fire and Rescue Services received on 19 February 2025 and from the Health and Safety Executive dated 24 February 2025.
Interest
Name
Item No./Topic
Support
Mr Woodrow
Item 1 - 24/00930/FUL
Support
Mr Cherrett
Item 1 - 24/00930/FUL
Item 1 - 24/00930/FUL: Demolition of existing building and redevelopment of the site to provide 326 apartments and ancillary communal facilities, with commercial floorspace (Use Class E), associated access, landscaping, and infrastructure. Site: Viewpoint Basing View Basingstoke Hampshire RG21 4RG
The Committee considered the report set out on pages of 55 of 128 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 acknowledged that it was not commercially feasible to bring the office building back into use through either refurbishment or redevelopment of the site.
The design and layout of the building was appropriate for Basing View and the redevelopment of a brownfield site was considered to be favourable.
Members expressed their disappointment with the lack of affordable housing provision on site but were aware that the council had appointed an independent consultant to review the information provided in accordance with policy. It was concluded that the scheme could not support any affordable housing provision, or any other Section 106 obligations.
However, the applicant had made a commercial decision to provide a financial contribution of £250,000 towards affordable housing as an off-site contribution, which would be secured through the Section 106 agreement, including an obligation on the council to spend the money on the provision of affordable housing as well as a £250,000 contribution towards off site open space.
The main area of concern discussed was the proposed car parking provision of 124 car parking spaces which was a significant shortfall withs regard to Basingstoke and Deane Borough Council Parking Supplementary Planning Document (2018) residential parking standards. Based on the proposed accommodation schedule, the parking standards would suggest a 408 parking space requirement. It was suggested that as the scheme was for Build To Rent tenure only, it would be the occupiers’ decision as to whether they wanted to rent the property and if they had a requirement for a parking space. In addition, the Transport Statement had outlined that “the site was situated in a highly accessible location close to public transport services and Basingstoke rail station, a reduced level of car parking was considered to be more than appropriate in this location”.
Some concern was expressed as to residents relying on the management companies to provide essential services such as food waste.
RESOLVED that: TO APPROVE the application subject to applicant being invited to enter an agreement (in accordance with the Community Infrastructure Levy Regulations 2010, Policies CN6, CN9, EP1, EM10, EM12 and EM4 of the Basingstoke and Deane Local Plan 2011-2029) between the applicant and the Borough and County Councils to secure:
· BNG – significant features
· Affordable Housing Contribution of £250,000 and review mechanism if the development is not commenced within 12 months of planning permission being granted
· Restriction of the development to Build To Rent only to prevent market sale
· Open Space Contribution of £250,000
· Landscape Management Plan
· Employment and Skills Plan
· Travel Plan, Travel Plan Monitoring and Approval Fees
· Delivery of layby works and reinstatement of the existing southern access to footway and verge and a Traffic Regulation Order to restrict the layby to loading only
Should the requirements set out above not be satisfactorily secured within 6 months of the date of the meeting, then the Head of Planning and Infrastructure be delegated to REFUSE permission for appropriate reasons.
subject to the following conditions and informatives:-
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
210287-WCA-A1-00-DR-A-PL910-P02 - Proposed Site Plan
210287-WCA-A1-BM-A-PL100- P13 - Proposed Basement Floor Plan
210287-WCA-A1-LG-A-PL101- P13- Proposed Lower Ground Floor Plan
210287-WCA-A1-00-A-PL102- P13 - Proposed Ground Floor Plan
210287-WCA-A1-01-A-PL103- P15 - Proposed First to Sixth Floor Plan
210287-WCA-A1-07-A-PL109- P12 - Proposed Seventh Floor Plan
210287-WCA-A1-08-A-PL110- P12 -Proposed Eighth Floor Plan
210287-WCA-A1-09-A-PL111- P12 - Proposed Ninth to Twelfth Floor Plan
210287-WCA-A1-RF-A-PL121- P08 -Proposed Roof Plan
210287-WCA-A1-ZZ-DR-A-PL200- P11 - Proposed Elevation A
210287-WCA-A1-ZZ-DR-A-PL201- P11 -Proposed Elevation B and C
210287-WCA-A1-ZZ-DR-A-PL202- P11 - Proposed Elevation D, E and F
210287-WCA-A1-ZZ-DR-A-PL203- P11 - Proposed Elevation G
210287-WCA-A1-ZZ-DR-A-PL204- P11 - Proposed Elevation H and J
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 permission.
REASON: To comply with Section 92 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.
3 Notwithstanding the submitted Flood Risk Assessment and Outline Drainage Strategy, no development, with the exception of demolition, shall begin until a detailed surface water drainage scheme for the site has been submitted to, and approved in writing by the Local Planning Authority. The submitted details should include:
a. A technical summary of the surface water drainage strategy demonstrating adherence to the hierarchy of surface water drainage discharge options as outlined in the NPPF. A technical summary of the surface water drainage design.
b. Infiltration test results undertaken in accordance with BRE digest 365 and providing a representative assessment of those locations where infiltration features are proposed. Winter groundwater monitoring demonstrating a minimum 1m unsaturated zone between the base of any proposed infiltration feature and the peak measured groundwater level.
c. Notwithstanding the submitted Outline Drainage Strategy, a detailed drainage plans to include type, layout and dimensions of drainage features including references to link to the drainage calculations.
d. Detailed drainage calculations to demonstrate existing runoff rates are not exceeded and there is sufficient attenuation for storm events up to and including 1:100 + climate change.
e. Evidence that urban creep has been included within the calculation
f. Confirmation that sufficient water quality measures have been included to satisfy the methodology in the Ciria SuDS Manual C753.
g. Exceedance plans demonstrating the flow paths and areas of ponding in the event of blockages or storms exceeding design criteria.
h. Evidence that any permissions required have been obtained following consultation with relevant bodies.
Development should proceed only in accordance with the submitted details, as approved and be maintained as such for the lifetime of the development.
REASON: To ensure a satisfactory means of surface water drainage is provided in accordance with Policy EM7 of the Basingstoke and Deane Local Plan 2011-2029.
4 Details for the long term maintenance arrangements for the surface water drainage system shall be submitted to and approved in writing by the Local Planning Authority prior to the first occupation of any of the dwellings. The submitted details shall include;
a. Maintenance schedules for each drainage feature type and ownership
b. Details of protection measures
REASON: To ensure a satisfactory means of surface water drainage is provided in accordance with Policy EM7 of the Basingstoke and Deane Local Plan 2011-2029.
5 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:
The parking of site operatives and visitors vehicles
Loading and unloading of plant and materials
Management of construction traffic and access routes
Storage of plant and materials used in constructing the development
Wheel washing facilities.
Procedures for maintaining good public relations including complaint management, public consultation and liaison.
REASON: In the interests of highway safety in accordance with Policy CN9, of the Basingstoke and Deane Local Plan 2011-2029
6 No development shall take place until a site-specific Construction Environmental Management Plan has been submitted to and been approved in writing by the Local Planning Authority. The plan must demonstrate the adoption and use of the best practicable means to reduce the effects of noise, vibration, dust and site lighting. The plan should include, but not be limited to:
Procedures for maintaining good public relations including complaint management, public consultation and liaison;
Arrangements for liaison with the Council's Environmental Protection Team
All works and ancillary operations which are audible at the site boundary, or at such other place as may be agreed with the Local Planning Authority, shall be carried out only between the following hours: 0730 Hours and 18 00 Hours on Mondays to Fridays and 08 00 and 13 00 Hours on Saturdays and; at no time on Sundays and Bank Holidays;
Deliveries to and removal of plant, equipment, machinery and waste from the site must only take place within the permitted hours detailed above.
Mitigation measures as defined in BS 5528: Parts 1 and 2 : 2009 Noise and Vibration Control on Construction and Open Sites shall be used to minimise noise disturbance from construction works.
Procedures for emergency deviation of the agreed working hours;
An undertaking to require all contractors to be 'Considerate Contractors' when working in the Borough by being aware of the needs of neighbours and the environment;
Control measures for dust and other air-borne pollutants;
Measures for controlling the use of site lighting whether required for safe working or for security purposes;
The approved plan shall be adhered to during the demolition/construction period of the development.
REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029
7 Notwithstanding the submitted and approved plans, no development shall take place above ground floor slab level for any building until full 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: Details are required in the absence of being provided to accompany the planning submission and 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.
8 Notwithstanding the submitted and approved plans, no development shall take place above ground floor slab level for any building until the submission of drawings at a scale of no less than 1 to 10 setting out architectural detailing such as, but not limited to: how the brickwork, aluminium panels, Glass Reinforced Concrete and the window system will work together, have been submitted to and approved in writing by the Local Planning Authority. The works shall be undertaken in accordance with the approved details.
REASON: Details are required in the absence of being provided to accompany the planning submission and 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
9 Notwithstanding the submitted and approved plans, no development shall take place above ground floor slab level for the development hereby approved until full details of both hard and soft landscape works including ground levels or contours; 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 have been submitted to and approved in writing by the Local Planning Authority.
This shall include a schedule of tree planting to include the specification of tree planting pits where appropriate with details of any irrigation or drainage infrastructure, tree root barriers (if necessary) to prevent damage or disruption to any proposed hard surfacing or underground services, drains or other infrastructure and details of the location of external lighting sufficient to demonstrate how lighting is to be achieved without conflict to proposed tree planting. All hard and soft landscaping details shall include an implementation plan for timing of provision. All hard and soft landscape works shall be carried out in accordance with the approved details prior to the occupation of the development or in accordance with the timetable agreed with the Local Planning Authority which shall include appropriate planting to be undertaken at the earliest opportunity.
Any trees or plants which, within a period of five years after planting, are removed, die or become seriously damaged or defective, shall be replaced in the next planting season with others of species, size and number as originally approved, to be agreed in writing by the Local Planning Authority.
REASON: To ensure the provision, establishment and maintenance of a reasonable standard of landscape in accordance with the approved designs and in accordance with Policy EM1 of the Basingstoke and Deane Local Plan 2011-2029.
10 Development shall be undertaken in line with the recommendations and procedures contained within Section 5 of the supporting Bat Survey Report (HDA Ltd, August 2024). This includes the requirement of a Natural England bat licence, specific timings for the works, working methods and materials, measures to limit external lighting, and appropriate compensation for the loss of the roosts during construction and operational phases of the development. Roosting and foraging enhancements for bats should also be secured and implemented as per the recommendations of the report and maintained for the lifetime of the development.
REASON: To meet with the Conservation of Habitats and Species Regulations 2017 ('the Habitats Regulations') and the Wildlife and Countryside Act 1981 (as amended) in relation to protection and mitigation of bats. To meet Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.
11 Prior to development above ground floor slab level an external lighting plan in line with recommendations contained within Section 5.3.4 of the supporting Bat Survey Report (HDA Ltd, August 2024) and Bat Conservation Trust Guidance Note 08/23 shall be provided to and approved by the Local Planning Authority. Following approval, the development will be undertaken in line with said plan.
REASON: To prevent impacts on otter and roosting and foraging bats protected under the Conservation of Habitats and Species Regulations 2017 and to meet with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.regarding prevention of adverse impacts on key species
12 Development shall be undertaken in adherence with all proposed avoidance, mitigation and enhancement recommendations and procedures contained within Appendix 3 'Scheme for Ecological Enhancement' and Figures 4, 5 and 6 of the supporting 'Preliminary Ecological Appraisal (Cotswold Ecology, Jan 2024) to provide enhancements for protected and notable species and habitats.
REASON: To meet with the Conservation of Habitats and Species Regulations 2017 and the Wildlife and Countryside Act 1981 (as amended) in relation to protected and notable species. To meet Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.
13 No development shall commence on site, with the exception of demolition, until a radon gas risk assessment has been submitted to and agreed by the Planning Authority. This should conclude whether a gas impermeable membrane needs to be installed into the buildings to protect the future occupants of the development. If a gas impermeable membrane is required, then details of this should be submitted along with details of the ventilated sub-floor area. Particular attention to joints with any existing structures and seals around any services, should be submitted to and agreed in writing by the Planning Authority. Any services entering/leaving the structure shall be located above the gas impermeable membrane, and adequate seals will be provided to ensure the membrane is not breached. The works shall be undertaken in accordance with the approved details.
REASON: To ensure that adequate measures are taken to avoid the potential risk to future occupiers from natural gases arising from the ground.
14 No works pursuant to this permission shall commence, with the exception of demolition, until there has been submitted to and approved in writing by the Local Planning Authority:-
(a) a desk top study carried out by a competent person documenting all the previous and existing land uses of the site and adjacent land in accordance with national guidance as set out in Contaminated Land Research Report Nos. 2 and 3 and BS10175:2011;
and, unless otherwise agreed in writing by the Local Planning Authority,
(b) a site investigation report documenting the ground conditions of the site and incorporating chemical and gas analysis identified as being appropriate by the desk study in accordance with BS10175:2011- Investigation of Potentially Contaminated Sites - Code of Practice;
and, unless otherwise agreed in writing by the Local Planning Authority,
(c) 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. 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) and (c) 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 'Model Contamination Land Guidance at: https://www.gov.uk/contaminated-land, Last accessed October 2019.
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 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(c) that any remediation scheme required and approved under the provisions of condition 14(c) 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(c), 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.
16 No development shall commence on site, with the exception of demolition, until a measured survey 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 carried out in accordance with the approved details.
REASON: In the interests of the visual amenities of the area and in accordance with Policy EM1 of the Basingstoke and Deane Local Plan 2011-2029 and Policy LD2 of the Whitchurch Neighbourhood Development Plan 2014 to 2029.
17 Notwithstanding the submitted and approved plans, no development above slab level of any building shall take place on-site until details of the refuse and recycling storage and collection facilities and management/servicing have been submitted to and approved in writing by the Local Planning Authority. The approved details shall be constructed and fully implemented before the use hereby approved is commenced and shall be thereafter maintained in accordance with the approved details
REASON: Details are required in the absence of accompanying the application and 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 and the Design and Sustainability Supplementary Planning Document 2018.
18 No development above ground floor slab level of any dwelling shall commence on site until a Construction Statement detailing how the new homes shall meet a water efficiency standard of 110 litres or less per person per day (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) shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details and maintained as approved in perpetuity.
REASON: In the absence of such details being provided within the planning submission, details are required to ensure that the development delivers a level of sustainable water use in accordance with Policy EM9 of the Basingstoke and Deane Local Plan 2011-2029.
19 The dwellings hereby permitted shall not be occupied or the use commence, whichever is the sooner, until the vehicle parking spaces intended to serve the development have been constructed, surfaced and marked out in accordance with the approved details. The approved vehicle parking areas, including garages, shall not thereafter be used for any purpose other than parking, loading and unloading of vehicles. No dwelling shall be occupied until the approved vehicle parking facility for that dwelling has been provided. Parking shall be maintained as approved for the lifetime of the development.
REASON: In the interests of highway safety, in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029.
20 No part of the development shall be occupied until cycle parking facilities have been provided in accordance with detailed drawings to be submitted to and approved in writing by the Local Planning Authority, such drawings to show the position, design, materials and finishes thereof. Development shall be carried out, and thereafter maintained, in accordance with the approved details.
REASON: Details are required prior to occupation because insufficient information has been submitted with the application in this regard, to improve provision for cyclists and discourage the use of the car wherever possible and in accordance with Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029 and the guidance contained with the Parking Supplementary Planning Document (2018).
21 A minimum of 15% of the properties (an appropriate housing mix of affordable and market dwellings) shall be built to accessible and adaptable standards (M4(2) compliant) to enable people to stay in their homes as their needs change. No development above ground floor slab level of any building shall commence on site until details of which properties are to be built to such standards are submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.
REASON: To ensure an appropriate high quality form of development and to accord with Policies CN1 and CN3 of the Basingstoke and Deane Local Plan 2011-2029 and the Housing Supplementary Planning Document (2018). Details are required in the absence of being provided to accompany the planning submission.
22 No development or other operations shall commence on site until a Tree Protection Plan has been submitted to and approved in writing by the Local Planning Authority. The approved tree protection shall be erected prior to any site activity commencing and maintained until completion of the development. No development or other operations shall take place other than in complete accordance with the Tree Protection Plan.
REASON: 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.
23 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 or bank 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.
24 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.
25 The development shall incorporate energy efficiency measures, renewable energy, sustainable design principles and climate change adaptation measures into the design and construction of the development in accordance with the contents of the Energy Strategy Report prepared by Ridge dated 02nd February 2024.
REASON: To ensure the development incorporates measures to minimise the effects of and can adapt to a changing climate in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
26 Notwithstanding the submitted Noise Impact Assessment, prior to installation of any plant and associated equipment, an updated Noise Impact Assessment shall be submitted to and approved in writing by the Local Planning Authority. The noise mitigation measures shall ensure that the cumulative rated noise level of all external plant and internal noise breakout shall be controlled so that the specific level is 5 dB lower than the prevailing background noise levels. The measures shall be maintained as approved for the lifetime of the development.
REASON: To ensure that acceptable noise and vibration levels within the premise and adjoining/nearby dwellings and the curtilages of the premise and adjoining/nearby dwellings are not exceeded in the interest of residential amenity and in accordance with Policy EM12 of the Basingstoke and Deane Local Plan 2011-2029.
27 With the exception of demolition, groundworks and site preparation, no development above slab level shall take place until a detailed scheme for protecting the development from noise has been submitted to and approved in writing by the Local Planning Authority. The scheme shall be implemented as approved prior to first occupation of the development and maintained for its lifetime. In respect of transport noise, the following noise levels shall be achieved with mitigation in place.
Internal day time (0700 - 2300) noise levels shall not exceed 35dB LAeq, 16hr for habitable rooms (bedrooms and living rooms with windows open*)
Internal night time (2300 - 0700) noise levels shall not exceed 30dB LAeq with individual noise events not exceeding 45dB LAfMax (windows open*).
*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.
28 Biodiversity Net Gain
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 -
Requests must be made using the standard application form (available online) or set out in writing clearly identifying the relevant planning application and condition(s) which they are seeking approval for.
2. In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-
seeking amendments to the proposed development following receipt of the application;
considering the imposition of conditions/ 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.
3. 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.
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. In the event discoloured and/or odorous soils are encountered during foundations and other excavation works; or should any hazardous materials (including asbestos) or significant quantities of made ground be found, then all development works shall be stopped and the Local Planning Authority contacted immediately. A scheme of works to investigate the risks and / or the adoption of any required remedial measures be submitted to, agreed and approved in writing by the Local Planning Authority prior to the recommencement of development works. It is the responsibility of the developer to ensure the safe development of the site and to carry out any appropriate land contamination investigation and remediation works. The informative is to ensure the 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. It also ensures that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors and promotes the interests of residential amenity and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029
6. 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
7. If this development will result in new postal addresses or changes in addresses, please contact the council's Street Naming and Numbering team on 01256 845539 or email GMSTeam@basingstoke.gov.uk to commence the process. Details can be found on the council's website.
8. The Council encourages all contractors to be 'Considerate Contractors' when working in the Borough by being aware of the needs of neighbours and the environment.
9. The applicant's attention is drawn to advice contained within the consultation responses from Hampshire and Isle of Wight Fire and Rescue Services received on 19 February 2025 and from the Health and Safety Executive dated 24 February 2025.
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Quarterly Planning Appeals Report
The report provides a summary analysis of the appeal decisions received from the 1/2/2025 to 30/4/2025. This highlights some of the issues drawn out by the Inspectors in arriving at their decision and which should be taken into account when future decisions are made but is by no means a summary of all the issues referred to in the Inspectors’ decision notices.
Contact Officer: Planning and Development Manager
Contact Officer: Planning and Development Manager
Attachments:
- Document Appeals Qtr Report 01.02.25 to 30.04.25 16 May 2025
Minutes
The report provided a summary analysis of the appeal decisions received from the 1/2/2025 to 30/4/2025. It highlighted some of the issues drawn out by the Inspectors in arriving at their decision and which should be taken into account when future decisions are made but was by no means a summary of all the issues referred to in the Inspectors’ decision notices.
RESOLVED that: Members of the Development Control Committee note the outcomes of the appeal decisions and the reasons given for those decisions.
RESOLVED that: Members of the Development Control Committee note the outcomes of the appeal decisions and the reasons given for those decisions.
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Exclusion of press and public
To consider whether, in view of the nature of the remaining items on the agenda, any of them are likely to involve the disclosure of exempt or confidential information within the terms of Schedule 12A of the Local Government Act 1972
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Confidential/ exempt items for information
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