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, 11th June 2025
6:30 PM
Wednesday, 11th June 2025
6:30 PM
End:
Wednesday, 11th June 2025
9:30 PM
Wednesday, 11th June 2025
9:30 PM
Meeting Status
Status:
Confirmed
Confirmed
Date:
11 Jun 2025
11 Jun 2025
Location:
Council Chamber - Deanes
Council Chamber - Deanes
Webcast:
Available
Available
Meeting Attendees
Vice-Chair
Vice-Chair of Development Control Committee
Reserve
Chair of the Human Resources Committee
Committee Member
Reserve
Vice-Chair of the Licensing Committee
Officer
Assistant Planning Manager
Katherine Fitzherbert-Green
Expected
Chair
Chair of Development Control Committee
Committee Member
Officer
Sue Tarvit
Expected
Reserve
Deputy Leader of the Labour Group and Chair of the Environment and Infrastructure Committee
Committee Member
Chair of the Investigating and Disciplinary and Standards Appeals Committee
Agenda
1
Apologies for absence and substitutions
Minutes
Councillor Bound was replaced by Councillor Bowes.
Councillor Howard-Sorrell sent his apologies.
Councillor Howard-Sorrell sent his apologies.
2
Declarations of interest
Minutes
Councillor Grassi declared an interest on application number 25/00291/HSE and stood down form the committee for that item.
Councillor McCormick member of Campaign for Real Ale which has a policy statement opposing the closure for pubs so stood down from the committee for application numbers 24/02820/FUL and 24/02821/LBC.
Councillor McCormick member of Campaign for Real Ale which has a policy statement opposing the closure for pubs so stood down from the committee for application numbers 24/02820/FUL and 24/02821/LBC.
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 items.
4
Minutes of the meeting held on the 14th May and 28th May 2025
The Chair will move that the minutes of the meeting held on the 14th May 2025 be signed as a correct record.
The minutes of the meeting held on the 28th May 2025 will be confirmed at the Development Control Committee held on the 25th June 2025.
The only part of the minutes that can be discussed is their accuracy.
The minutes of the meeting held on the 28th May 2025 will be confirmed at the Development Control Committee held on the 25th June 2025.
The only part of the minutes that can be discussed is their accuracy.
Attachments:
- Document Minutes of the meeting held on the 14th May 2025 02 Jun 2025
Minutes
The Chair confirmed that the minutes of the meeting held on the 14th May 2025 were confirmed by the Committee as a correct record.
The minutes of the meeting held on the 28th May 2025 would be approved at the Development Control Committee held on the 25th June 2025.
The minutes of the meeting held on the 28th May 2025 would be approved at the Development Control Committee held on the 25th June 2025.
5
Applications for planning permission and public participation thereon
This report details the planning applications to the Committee for consideration and decision.
Contact Officer: Planning and Development Manager
Wards Affected: Basing & Upton Grey, Evingar, Norden, Tadley & Pamber, Whitchurch, Overton & Laverstoke
Contact Officer: Planning and Development Manager
Wards Affected: Basing & Upton Grey, Evingar, Norden, Tadley & Pamber, Whitchurch, Overton & Laverstoke
Attachments:
- Document Report 02 Jun 2025
- Document Index 02 Jun 2025
- Document Applications 02 Jun 2025
- Document DCC Update front sheet - 11th June 2025 02 Jun 2025
- Document DCC Update - 11th June 2025 02 Jun 2025
Minutes
The following Public Participation took place:
Interest
Name
Item No./Topic
Objector
Mr Fryer
Item 1 - 20/02518/FUL
Objector
Mr Gill
Item 1 - 20/02518/FUL
Support
Mr Cottrell
Item 1 - 20/02518/FUL
Parish Council
Ms Turner
Item 2 - 24/01393/TDC
Support
Mr Cobbold
Item 2 - 24/01393/TDC
Support
Ms Jubb
Item 3 - 24/02820/FUL
Support
Ms Jubb
Item 4 - 24/02821/LBC
Support
Ms Pfleger
Item 6 - 25/00107/FUL
Objector
Mr Haigh
TPO BDB/0725
Objector
Mrs Haigh
TPO BDB/0725
Item 1 - 20/02518/FUL: Erection of 3 new dwellings. Site: Land At Rear Of Poplars New Road Pamber Green Hampshire.
The Committee considered the report set out on pages of 49 of 107 of the agenda with the further material set out on the addendum sheet and other matters discussed at the meeting.
The Committee discussed the proposed application, and their main area of concern was highway safety. The proposed access to the site was thought unsuitable due to the unacceptable provision of visibility splays together with the additional traffic generation.
The objection from the Highway Authority who was a statutory consultee was also considered in Members deliberations.
RESOLVED: Delegate to the Head of Planning and Infrastructure to REFUSE the application for the reasons given on pages 49 and 50 of the main papers following both:
- the expiry of the consultation period (30th June 2025) AND
- subject to no new material planning matters being raised by neighbours
Reasons for Refusal
1 The application would result in the formation of three dwellings in an unsustainable location within the countryside for which no special circumstances apply and therefore would not represent a sustainable form of development. The proposal is contrary to Policies SD1, SS1 and SS6 of the Basingstoke and Deane Local Plan 2011-2029 and the National Planning Policy Framework (December 2024).
2 The development would not promote opportunities for sustainable transport, improve accessibility to services and support the transition to a low carbon future. As such, the proposal would be at odds with Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029 and the National Planning Policy Framework (December 2024).
3 The application has not satisfactorily demonstrated that the proposed development can provide adequate visibility splays along the highway, New Road, or that suitable passing places along the access are not required. As a result, the proposed development would cause undue interference with the safety and convenience of users of the adjacent highway due to failing to provide the required visibility splays and waiting on the highway due to lack of passing places.
The proposed provision of the visibility splays, which are unacceptable, would in addition require the splays to be unobstructed, which would involve the removal of roadside hedges which form the front boundary treatments of neighbouring properties. These hedgerows are considered to be important landscape features as they add to the verdant character of the road. The loss of which would be detrimental to the character and appearance of the surrounding area.
As such, the application would be contrary to Policies CN9, EM1 and EM10 of the Basingstoke and Deane Local Plan 2011- 2029, the National Planning Policy Framework (December 2024), and the Landscape, Biodiversity and Trees Supplementary Planning Document 2018.
4 Insufficient information has been submitted with which to assess the full ecological impact of the construction of the proposed development upon protected species on site, or the effects that the development may have upon the ecological interests of the site and the surrounding area. The application fails to demonstrate that the proposals would not result in the loss, deterioration or harm to protected species and their habitats. The development also fails to demonstrate Biodiversity Enhancements.
The site is also located within a green risk zone for Great Crested Newts and insufficient information has been submitted to demonstrate the presence, or otherwise of Great Crested Newts as a protected species on site, or the effects that the development may have upon this species. The proposal fails to meet the 3 derogation tests set out in the Conservation of Habitats and Species Regulations 2017
Consequently, the submission is considered lacking in essential information and the development would be contrary to the guidance set out within Policy EM4 of the Basingstoke and Deane Local Plan 2011 to 2029, Section 15 of the National Planning Policy Framework (December 2024), and Section 5 of the Landscape, Biodiversity, Trees Supplementary Planning Document (December 2018) and Conservation of Habitats and Species Regulations 2017 and the Environment Act 2021.
5 The site extends across both a Critical Drainage Area and an Upstream of a Critical Drainage Area. Insufficient information has been provided to demonstrate that the proposal would represent an acceptable form of development having regard to the site's flood risk. The application is therefore considered contrary to Policy EM7 of the Basingstoke and Deane Local Plan 2011 - 2029 and the National Planning Policy Framework (December 2024).
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:-
seeking further information following receipt of the application;
seeking amendments to the proposed development following receipt of the application;
In this instance:
the applicant was updated of any issues after the initial site visit;
In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.
2. Should the application be granted at appeal a Liability Notice setting out further details and including the amount of CIL payable will be sent out separately with any subsequent Technical Details Consent. You are advised to read the Liability Notice and ensure that a Commencement Notice is submitted to the Council prior to the commencement of development. Failure to submit the Commencement Notice prior to the commencement of development will result in the loss of any exemptions claimed; the loss of any right to pay by instalments; and additional costs to you in the form of surcharges. Further details can be viewed at https://www.basingstoke.gov.uk/community-infrastructure-levy.
Item 2 - 24/01393/TDC: Application for Technical Details Consent for the erection of 4 new dwellings with associated parking, access and landscaping, in accordance with Permission in Principle 21/01591/PIP. Site: Little Acre, Woods Lane Cliddesden Hampshire
The Committee considered the report set out on pages of 108 of 159 of the agenda with the further material set out on the addendum sheet and other matters discussed at the meeting.
The Committee discussed the proposed application and expressed a difference of opinion as to whether the layout of the 4 dwellings were too dense for the location and would result in an overdevelopment of the site.
The main area of concern was the location of the refuse bins being left at the entrance to the private track onto Woods Lane which could represent a highway safety issue.
However, it was highlighted that the Permission in Principle had been granted for 4 dwellings which would require refuse bins.
It was felt that the modern design was in keeping with the character and appearance of the recent developments in the vicinity.
RESOLVED that: the application be APPROVED subject to the following conditions and informatives:-
Conditions
1 The development hereby permitted shall be carried out in accordance with the
following approved plans:
449-ACG-XX-ZZ-D-A-1000 Rev P6 - Site Location Plan
449-ACG-XX-ZZ-D-A-1002 Rev P5 - Proposed Site Block Plan
449-ACG-XX-ZZ-D-A-1004 Rev P5 - Proposed Site Plan
449-ACG-XX-ZZ-D-A-1100 Rev P6 - House Type 01 Floor Plan
449-ACG-XX-ZZ-D-A-4000 Rev P6 - House Type 01 Elevations
449-ACG-XX-ZZ-D-A-1101 Rev P6 - House Type 02 Floor Plan
449-ACG-XX-ZZ-D-A-4001 Rev P6 - House Type 02 Elevations
449-ACG-XX-ZZ-D-A-1105 Rev P5 - Garage Plans
449-ACG-XX-ZZ-D-A-1106 Rev P5 - Carport Plans
REASON: For the avoidance of doubt and in the interests of proper planning.
2 The development hereby permitted shall be begun before the expiration of 3 years from the date of this planning permission.
REASON: To comply with Section 91 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.
3 No development above slab level shall commence on site until details of the types and colours of external materials to be used, including colour of mortar and timber staining (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 and Policies DD1 and DD2 of the Cliddesden Neighbourhood Plan 2022-2039.
4 Notwithstanding the approved plans, no soft landscaping works shall commence on site until a scheme of landscaping which shall specify: -
location, species, planting sizes, spacing and numbers of trees/shrubs to be planted (including replacement trees where appropriate)
a maintenance programme detailing all operations to be carried out in order to allow successful establishment of planting 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.
Any trees or plants which, within a period of 5 years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species.
REASON: Details are required in the interests of the amenities of the area and in accordance with the guidance contained within Sections 12 and 16 of the National Planning Policy Framework (2024) and Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policies DD1 and DD2 of the Cliddesden Neighbourhood Plan 2022-2039.
5 Notwithstanding the approved plans, no hard landscaping works shall commence on site until details of the materials to be used for hard and paved surfacing have been submitted to and approved in writing by the Local Planning Authority.
The details shall demonstrate that the hard surfacing materials are made of porous materials, or provision is made to direct run-off water from the hard surface to a permeable or porous area or surface within the curtilage of the development.
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 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policies DD1 and DD2 of the Cliddesden Neighbourhood Plan 2022-2039.
6 Prior to occupation of the dwelling(s) hereby approved, parking provision in accordance with those shown on drawing 449-ACG-XX-ZZ-D-A-1002 Rev P5 Proposed Site Block Plan shall be made and shall be retained thereafter for such purposes.
For the avoidance of doubt, this includes parking spaces within garages and/or carports.
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 and TT1 of the Cliddesden Neighbourhood Plan 2022-2039.
7 No development above damp-proof course shall commence until the following have been submitted and approved in writing by the Local Planning Authority:
location, design, materials and finishes of refuse/recycling storage on each plot and the location of collection point for the development.
No part of the development shall be occupied until the approved details have been carried out and they shall thereafter be maintained and retained in accordance with the approved details.
REASON: Details are required in the absence of accompanying the application 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).
8 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 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 Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
9 No development shall take place on site until a scheme for protecting the proposed dwellings from road traffic noise has been submitted to, and approved in writing by the Local Planning Authority. The proposed scheme shall achieve the following noise levels with windows open:
The following noise levels shall be achieved with mitigation in place.
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*).
c) Garden areas shall not exceed 55 dB LAeq, 16hr.
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 air to habitable rooms with windows closed and relieve the need to open windows for thermal comfort and overheating.
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.
10 No dwelling shall be occupied until all the works which form part of the scheme for protecting the proposed dwellings from road traffic noise as approved by the Local Planning Authority under condition 9 above have been completed. All works which form part of the approved scheme shall be completed prior to first occupation. The approved scheme shall be thereafter maintained.
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 Borough Local Plan 2011-2029.
11 No dwelling shall be occupied 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 noise levels as set in condition 9. A method statement should be submitted to and approved by the Local Planning Authority prior to the survey being undertaken.
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 Borough Local Plan 2011-2029.
12 The development hereby approved shall be carried out in strict accordance with the recommendations and procedures contained within the Bat Emergence Report by David Byett dated 3/9/2024.
REASON: Buildings to be demolished are known to hold an occasional roost for brown long-eared bat and as such mitigation/compensation is required in order to meet with derogation test 3 of the Conservation of Habitats and Species Regulations 2019 (Amended) and in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 with regard to preventing adverse impacts on key species.
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; 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, and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policies DD1 and DD2 of the Cliddesden Neighbourhood Plan 2022-2039.
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 EM10 of the Basingstoke and Deane Local Plan 2011-2029.
15 No deliveries of construction materials or plant and machinery and no removal of any spoil from the site shall take place before the hours of 0730 nor after 1800, Monday to Friday, before the hours of 0800 nor after 1300, Saturdays nor on Sundays or recognised public holidays.
REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
16 No development shall take place, including any works of demolition, until a Construction Method Statement with details, schedules and drawings that demonstrates safe and coordinated systems of work affecting or likely to affect the public highway and or all motorised and or non-motorised highway users, has been submitted to, and approved in writing by, the Local Planning Authority.
The approved Statement shall be adhered to throughout the construction period.
The Statement shall include for:
i. the parking and turning of vehicles of site operatives and visitors off carriageway (all to be established within one week of the commencement of development);
ii. loading and unloading of plant and materials away from the maintainable public highway;
iii. storage of plant and materials used in constructing the development away from the maintainable public highway;
iv. wheel washing facilities or an explanation why they are not necessary;
v. measures to control the emission of dust and dirt during construction;
vi. a scheme for recycling and disposing of waste resulting from construction work; and
vii. the management and coordination of deliveries of plant and materials and the disposing of waste resulting from construction activities so as to avoid undue interference with the operation of the public highway, particularly during the Monday to Friday AM peak (08.00 to 09.00) and PM peak (16.30 to 18.00) periods.
REASON: Details are required prior to commencement in the absence of accompanying the application and to ensure that the construction process is undertaken in a safe and convenient manner that limits impact on local roads and the amenities of nearby occupiers, the area generally and in the interests of highway safety and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and TT1 of the Cliddesden Neighbourhood Plan 2022-2039.
17 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.
18 No development 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 dwelling shall not be occupied until the approved surface water drainage details have been fully implemented in accordance with the approved plans.
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 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.
19 No development shall commence on site until a radon gas risk assessment has been submitted to and agreed by the Local Planning Authority. This should conclude whether a gas impermeable membrane needs to be installed into the buildings to protect the future occupants of the development. If a gas impermeable membrane is required, then details of this should be submitted along with details of the ventilated sub-floor area. Particular attention to joins with any existing structures and seals around any services, should be submitted to and agreed in writing by the Local Planning Authority. Any services entering/leaving the structure shall be located above the gas impermeable membrane, and adequate seals will be provided to ensure the membrane is not breached. The works shall be undertaken in accordance with the approved details.
REASON: To ensure that adequate measures are taken to avoid the potential risk to future occupiers from natural gases arising from the ground in accordance with Policy EM12 of the Basingstoke and Deane Local Plan 2011-2029.
20 The development hereby approved shall be carried out in strict accordance with the protective measures, including any fencing, ground protection, supervision, working procedures and special engineering solutions as set out within the Arboricultural Method Statement produced by A J Monk Consulting dated June 2021 and the Tree Constraints Plan dated September 2019.
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 ENV1 of the Cliddesden Neighbourhood Plan 2022-2039.
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 with the issues upon receipt of consultee responses
In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.
3. The Borough Council declared a Climate Emergency during 2019 formally making this declaration at the meeting of Cabinet in September 2019. This recognises the need to take urgent action to reduce both the emissions of the Council's own activities as a service provider but also those of the wider borough. In this respect, the Council is working with consultants at present to identify appropriate actions to achieve the targets that have been set. Beyond the requirements of any conditions that may be applicable to this planning permission and the current planning policy framework, the applicant is encouraged to explore all opportunities for implementing the development in a way that minimises impact on climate change. Where this in itself might require separate permission applicants can contact the council for advice through the following link: https://www.basingstoke.gov.uk/plan-app-process. For information more generally on the Climate Emergency please visit: https://www.basingstoke.gov.uk/climateemergency.
4. 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 Council encourages all contractors to be 'Considerate Contractors' when working in the Borough by being aware of the needs of neighbours and the environment.
6. If during development works any contamination of the land is encountered or suspected then this shall be fully assessed in accordance with the Contaminated Land Guidance for Developers. The developer must contact the Local Planning Authority as soon as possible and any action should be agreed in writing by the Local Planning Authority.
7. The 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.
8. 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).
Item 3 - 24/02820/FUL: Change of use of the public house, restaurant and residential flat to two dwellings, demolition and replacement of existing single storey rear extension, partial blocking up of the cellar, associated internal alterations, car parking and landscaping. Site: 21 The Red House Inn, The Flat At The Rear London Street Whitchurch Hampshire
The Committee considered the report set out on pages of 160 of 203 of the agenda with the further material set out on the addendum sheet and other matters discussed at the meeting.
The Committee discussed the proposed application, and referred to the history of the site which had an extant permission for the conversion of the public house which was refused by the committee contrary to officer recommendation and subsequently allowed at appeal.
Although, some Members were still not in favour of the scheme, it was considered that there were no sufficient planning reasons to refuse the application.
RESOLVED that: the application be APPROVED subject to the following conditions and informatives:-
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
01A - Site Location
02(a)E - Proposed Ground Floor Plans
02(b)F - Proposed First Floor Plans
05B - Proposed Front and Rear Elevations
06B - Proposed Side Elevations
12A - Proposed Site Layout
13 - Site Cross Sections
REASON: For the avoidance of doubt and in the interests of proper planning.
2 The development hereby permitted shall be begun before the expiration of 3 years from the date of this planning permission.
REASON: To comply with Section 91 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.
3 No development above slab level shall commence on site until details of the types and colours of 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 to preserve the significance of designated heritage assets and in accordance with Policies EM1, EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029 and Policy GD1 of the Whitchurch Neighbourhood Plan 2014-2029.
4 Notwithstanding the approved plans no soft landscaping works shall commence on site 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), Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policies GD1 and LD2 of the Whitchurch Neighbourhood Plan 2014-2029.
5 The dwellings 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 12A Site Layout Plan) have been provided. 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 and Policy TR1 of the Whitchurch Neighbourhood Plan 2014-2029.
6 The development hereby permitted shall not be occupied or the approved use commence, whichever is the sooner, until the dwellings hereby approved have provision within its curtilage for refuse and recycling storage (prior to disposal) and cycle storage, in accordance with those shown on the approved plan (dwg 12A Site Layout Plan). Thereafter these shall be retained for such purposes.
REASON: In the interests of general amenity, to ensure convenience of arrangements for refuse and recycling storage and provision of cycle storage, to ensure that no obstruction to highway users and 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 dwellings 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.
8 Prior to the development hereby approved commences, details of a Noise Mitigation Scheme which mitigates against the impacts of roadside side noise for future occupiers shall be submitted to and approved in writing by the Local Planning Authority. The approved noise mitigation measures shall be implemented prior to the occupation of the dwellings approved and thereafter maintained.
REASON: Further information is required prior to the commencement of the development in the absence of satisfactory details ensuring a satisfactory level of amenity for future occupiers of the development in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
9 No work relating to the construction of the development hereby approved, including works of demolition or preparation prior to operations, the receiving of materials/deliveries at the site and the removal of spoil or other waste, 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.
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. 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 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.
6. This permission only relates to development under the Town and Country Planning Act 1990 and does not extend to any permissions under the Town and Country (Listed Buildings and Conservation Areas) Act 1990.
7. In respect of condition 8, the Applicant is advised that intrusive noise mitigation measures which would impact on historic fabric or the character of the building are unlikely to be supported. The Applicant is also reminded to check the requirements for Listed Building Consent for any mitigation scheme proposed.
8. 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).
9. Great crested newt and their habitats are fully protected by law. 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 NatureSpace Partnership to explore use of the council's District Licence Scheme post-planning.
Item 4 - 24/02821/LBC: Change of use of the public house, restaurant and residential flat to two dwellings, demolition and replacement of existing single storey rear extension, partial blocking up of the cellar, associated internal alterations, car parking and landscaping. Site: 21 The Red House Inn, The Flat At The Rear London Street Whitchurch Hampshire
The Committee considered the report set out on pages of 204 of 221 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 following conditions and informatives:-
Conditions
1 The works hereby permitted shall be carried out in accordance with the following approved plans and documents:
01A - Site Location
02(a)E - Proposed Ground Floor Plans
02(b)F - Proposed First Floor Plans
05B - Proposed Front and Rear Elevations
06B - Proposed Side Elevations
12A - Proposed Site Layout
13 - Site Cross Sections
REASON: For the avoidance of doubt and in the interests of proper planning.
2 The works to which this Listed Building Consent relate shall be begun before the expiration of 3 years from the date of the consent.
REASON: To comply with Section 18 of the Planning (Listed Buildings and Conservation Areas) Act 1990 (as amended by Section 51(4) of the Planning and Compensation Act 2004) and to prevent an accumulation of unimplemented consents.
3 The works hereby approved shall not commence unless a fully detailed schedule of works has been submitted to and approved in writing by the Local Planning Authority. Such a schedule shall detail how each element of the works is to be carried out, in what order and how historic fabric will be protected, preserved, and re-used in the works. This shall include details of the removal of the cement render and its replacement with lime render. The schedule shall include the provision of annotated photographs and drawings as necessary. The works shall be carried out in full accordance with the approved schedule.
REASON: Details are required prior to commencement of related works because insufficient detail was submitted in this regard, with the application to ensure preservation of the special architectural / historic interest and/or setting of the listed building in accordance with the guidance contained within Section 16 of the National Planning Policy Framework (December 2024) and Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029.
Informative(s):-
1. 1.1 The applicant's attention is drawn to the fact that the above conditions (if any), must be complied with in full, failure to do so may result in enforcement action being instigated.
1.2 This permission may contain pre-commencement conditions which require specific matters to be submitted and approved in writing by the Local Planning Authority before a specified stage in the development occurs. This means that a lawful commencement of the approved development CANNOT be made until the particular requirements of the pre-commencement conditions have been met.
1.3 The applicant's attention is drawn to the fact that the Local Planning Authority has a period of up to eight weeks to determine details submitted in respect of a condition or limitation attached to a grant of planning permission. It is likely that in most cases the determination period will be shorter than eight weeks, however, the applicant is advised to schedule this time period into any programme of works. Requests must be made using the standard application form (available online) or set out in writing clearly identifying the relevant planning application and condition(s) which they are seeking approval for.
1.4 No fees are required for the submission of details required under a condition imposed on a Listed Building Consent. Requests must however be made using the standard application form (available online) or set out in writing clearly identifying the relevant consent and condition(s) which they are seeking approval for.
2. In accordance with paragraph 39 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-
proactively offering a pre-application advice (in accordance with paragraphs 40-47);
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. If at any time during the proposed works bats, or signs of bats, are found then all works must stop and advice should be sought from Natural England before any further work on the building proceeds. All bats and their roost sites are protected under the Wildlife and Countryside Act 1981 and The Conservation of Habitats and Species Regulations 2010 from disturbance and harm.
5. Great crested newt and their habitats are fully protected by law. 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 NatureSpace Partnership to explore use of the council's District Licence Scheme post-planning.
Item 5 - 25/00016/RET: Erection of ancillary annexe/garden room, access ramp and associated landscaping. Site: Quarter Acre, Andover Road Highclere Hampshire
The Committee considered the report set out on pages of 222 of 242 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 were supportive of the Officer recommendation.
RESOLVED that: the application be APPROVED subject to the following conditions and informatives:-
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
Location Plan Received: 8th January 2025
Proposed Layout Drawing No: 1 Dated: 17/12/2024 Received: 6th January 2025
Existing Layout Drawing No: 2 Dated: 17/12/2024 Received: 6th January 2025
Proposed Floor Plans and Electrics Drawing No: 2 Dated: 12/12/2024 Received: 6th January 2025
Proposed Elevations Revised Drawing No: 3 Dated: 11/03/2025 Received: 11th March 2025
Proposed Garden Room New Ramp Sectional Drawing No: A Dated: 10/02/2025 Received: 11th February 2025
REASON: For the avoidance of doubt and in the interests of proper planning.
2 The accommodation hereby approved shall be retained and used solely for purposes ancillary to the enjoyment of the private dwelling house of Quarter Acre on the approved plans, and shall not be sold off, sub-let or used as a separate unit of accommodation nor used in connection with any trade, business, profession or commercial enterprise.
REASON: The unit of accommodation has insufficient private amenity space or parking area to be occupied separately from the main dwelling and in accordance Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029.
3 Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking and reenacting that Order with or without modification) no gates, fencing, wall or other means of enclosure, permitted by Class A; of Part 2; of Schedule 2 of the Order shall be erected on the site that subdivides the plot in any way.
For the avoidance of doubt this restriction does not apply to the perimeter boundary of the site as a whole, as indicated in red on the Location Plan received with this application.
REASON: To prevent the subdivision of the plot in the interests of the amenity of the land in accordance Policies SS6, CN9, EM1, and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and guidance contained within the Design and Sustainability Supplementary Planning Document.
Informative(s):-
1. 1.1 The applicant's attention is drawn to the fact that the above conditions (if any), must be complied with in full, failure to do so may result in enforcement action being instigated.
1.2 This permission may contain pre-commencement conditions which require specific matters to be submitted and approved in writing by the Local Planning Authority before a specified stage in the development occurs. This means that a lawful commencement of the approved development CANNOT be made until the particular requirements of the pre-commencement conditions have been met.
1.3 The applicant's attention is drawn to the fact that the Local Planning Authority has a period of up to eight weeks to determine details submitted in respect of a condition or limitation attached to a grant of planning permission. It is likely that in most cases the determination period will be shorter than eight weeks, however, the applicant is advised to schedule this time period into any programme of works. A fee will be required for requests for discharge of any consent, agreement, or approval required by a planning condition. A fee is payable for each submission made regardless of the number of conditions for which approval is sought. Details of the required fee can be found on our website - https://www.basingstoke.gov.uk/plan-app-process?chapter=81324#chapter81324 . Requests must be made using the standard application form (available online) or set out in writing clearly identifying the relevant planning application and condition(s) which they are seeking approval for.
2. In accordance with paragraph 39 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-
Seeking further information following receipt of the application;
Seeking amendments to the proposed development following receipt of the application; Considering the imposition of conditions.
In this instance:
The applicant was updated of any issues after the initial site visit.
In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.
3. The Borough Council declared a Climate Emergency during 2019 formally making this declaration at the meeting of Cabinet in September 2019. This recognises the need to take urgent action to reduce both the emissions of the Council's own activities as a service provider but also those of the wider borough. In this respect, the Council is working with consultants at present to identify appropriate actions to achieve the targets that have been set. Beyond the requirements of any conditions that may be applicable to this planning permission and the current planning policy framework, the applicant is encouraged to explore all opportunities for implementing the development in a way that minimises impact on climate change. Where this in itself might require separate permission applicants can contact the council for advice through the following link: https://www.basingstoke.gov.uk/plan-app-process. For information more generally on the Climate Emergency please visit: https://www.basingstoke.gov.uk/climateemergency.
Item 6 - 25/00107/FUL: Construction of a self-build detached dwelling and garage including new vehicular access. Site: Slade Hill Cottage Slade Hill Woolton Hill Newbury
The Committee considered the report set out on pages of 243 of 289 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 stated that although the site was located outside any Settlement Policy Boundary, there were no sufficient planning reasons to refuse the application.
RESOLVED that: the application be APPROVED subject to the following conditions and informatives:-
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
3017 P01 - Location Plan (excluding block plan)
3017 P03C - Proposed Site Layout Plan
3017 P06 - Proposed Plans (Floor and Roof Plans)
3017 P07 - Proposed Plans (Elevations)
3017 P08 - Proposed Car Port
REASON: For the avoidance of doubt and in the interests of proper planning.
2 The development hereby permitted shall be begun before the expiration of 3 years from the date of this planning permission.
REASON: To comply with Section 91 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.
3 Notwithstanding the approved plans, no development shall commence on site above slab level until a schedule of materials and finishes to be used, including samples, for the external walls, roofs, windows and doors of the proposed development hereby approved has 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 because insufficient information has been submitted with the application in this regard, in the interests of visual amenity and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029 and HO1 and HO5 of the East Woodhay Neighbourhood Plan 2022-2029.
4 The garage hereby approved shall be retained and used solely for purposes incidental to the enjoyment of the private dwelling house and shall not be used in connection with any trade, business, profession or commercial enterprise. The garage hereby approved shall not be converted or used for any residential purpose other than as a domestic garage for the parking of vehicles and cycles.
REASON: To ensure adequate on-site parking provision and to discourage parking on the adjoining highway in the interest of local amenity and highway safety; and in accordance Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029.
5 No work relating to the construction of the development hereby approved, including works of demolition or preparation prior to operations, or internal painting or fitting out, shall take place:
- before the hours of 0730 nor after 1800 Monday to Friday, nor
- 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 Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
6 No deliveries of construction materials or plant and machinery and no removal of any spoil from the site shall take place
- before the hours of 0730 nor after 1800 Monday to Friday, nor
- 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.
7 Prior to first occupation of the dwelling hereby approved, the hard standing provision for parking and turning in accordance with those shown on the approved Proposed Site Plan (Drawing Number: 3017 P03C) including the provision for 3 vehicular parking spaces shall be made within the site and shall be retained thereafter for such purposes.
The development shall not be brought into use until all areas indicated to be used for vehicles and pedestrians on the approved plan have been laid out with a drained surface. Provision shall be made to direct run-off water from the surface to a permeable or porous area or surface within the curtilage of the development. Such areas shall be retained as such for the lifetime of the development.
REASON: To ensure adequate on site car parking provision for the approved development and provision for surface water drainage in the interests of highway safety and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy TT1 of the East Woodhay Neighbourhood Plan 2022-2029.
8 Before the development is brought into use, the means of vehicular access to the site shall be constructed in accordance with the approved plan (Drawing number: 3017 P03C) and no structure, erection or planting exceeding 1.0m in height shall thereafter be placed within the visibility splays shown on the approved plans.
REASON: In the interests of highway safety and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy TT1 of the East Woodhay Neighbourhood Plan 2022-2029.
9 Any gates provided shall be set back a distance of 6m from the edge of the carriageway of the adjoining highway.
REASON: In the interests of highway safety and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy TT1 of the East Woodhay Neighbourhood Plan 2022-2029.
10 Prior to the first occupation the site, access shall be constructed with a nonmigratory surface material for a minimum distance of 6m measured from the nearside edge of the carriageway on the adjacent highway and will be maintained in that condition thereafter.
REASON: In the interests of highway safety and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy TT1 of the East Woodhay Neighbourhood Plan 2022-2029.
11 The property hereby permitted shall not be occupied until the property has provision within its curtilage for secure cycle parking facilities for 2 long and 1 short stay places. The cycle storage shall thereafter be retained and maintained in perpetuity.
REASON: To improve provision for cyclists and discourage the use of the private car wherever possible and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011- 2029.
12 No development shall take place on site above slab level until there has been submitted to and approved in writing by the Local Planning Authority a scheme of hard and soft landscaping which shall specify:
location, species, planting sizes, spacing and numbers of trees/shrubs to be planted (including replacement trees where appropriate).
hard landscaping shall be made of porous materials, or provision shall be demonstrated to direct run-off water from the hard surface to a permeable or porous area or surface within the curtilage of the dwellinghouse hereby approved.
demonstrate compliance with condition 10
a maintenance programme detailing all operations to be carried out in order to allow successful establishment of planting
The works approved shall be carried out in the first planting and seeding seasons following the first occupation of the building or when the use hereby permitted is commenced. In addition any approved hard surface shall be implemented, retained and maintained in accordance with condition 7.
Any trees or plants which, within a period of 5 years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, to be agreed in writing by the Local Planning Authority.
REASON: Details are required prior to commencement 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 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy H01 of the East Woodhay Neighbourhood Plan 2022-2029.
13 No development shall take place above ground floor slab level 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.
The approved screen walls/fences shall be erected before the dwelling hereby approved is first occupied and shall subsequently be maintained in accordance with the approved plans.
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 privacy of the occupiers of adjoining residential properties and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy H01 of the East Woodhay Neighbourhood Plan 2022-2029.
14 The development hereby permitted shall not be occupied or the approved use commence, whichever is the sooner, until the property has provision within its curtilage for refuse and recycling storage (prior to disposal), the surface materials from the carriageway to the waste container collection point shall be smooth and shall not hinder the movement of waste containers to the collection vehicle and shall make space to provide 1 number 240ltr refuse Wheelie bin, 1 number 240ltr recycling Wheelie bin and 1 number glass recycling box for each dwelling, and the areas of land so provided shall not be used for any purposes other than the storage (prior to disposal) or the collection of refuse and recycling and shall be thereafter retained and maintained as such.
REASON: In the interests of general amenity, to ensure convenience of arrangements for refuse and recycling storage and collection and to ensure that no obstruction is caused on the adjoining highway, in the interest of highway safety and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011- 2029 and Policy TT1 of the East Woodhay Neighbourhood Plan 2022-2029.
15 Within 3 months of the date of commencement of development, 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, 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.
16 Prior to the commencement of development a Biodiversity Enhancement and Mitigation Plan shall be submitted to and approved by the Local Planning Authority detailing; species and habitat avoidance, mitigation and enhancement measures to be implemented within the development. The development shall be carried out in accordance with the approved details.
REASON: In order to provide enhancements and net gains for biodiversity in accordance with Policy EM4 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 reenacting that Order with or without modification) no building, structure or other alteration permitted by Class A, AA and E; of Part 1; of Schedule 2 of the Order shall be erected on the application site without the prior written permission of the Local Planning Authority on an application made for that purpose.
REASON: To prevent the overdevelopment of the site in the interests of the amenity of the area and to safeguard the amenities of the adjoining properties and North Wessex Downs National Landscape, in accordance with Policy EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy H01 of the East Woodhay Neighbourhood Plan 2022-2029.
18 The two windows at first floor level on the north-east side elevation of the proposed dwelling shall be glazed with obscured glass, to at least the
equivalent of Pilkington level 4 standard. The window and glazing shall be installed prior to occupation of the development and shall be permanently maintained in that condition.
REASON: To protect the privacy of the adjacent properties and to prevent overlooking, in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
19 Whether or not development, no external lighting shall be installed within the site, unless otherwise agreed in writing by the Local Planning Authority on an application for such a development.
REASON: In the interests of the amenities of the area and the North Wessex Downs National Landscape and adjoining residential properties in
accordance with Policies EM1, EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
20 No development or other operations shall commence on site until Tree Survey and Arboricultural Method Statement (AMS), prepared in accordance with the British Standard "Trees in Relation to Design, Demolition and Construction to Construction - Recommendations" (BS 5837) (2012), has been submitted to and approved in writing by the Local Planning Authority.
The tree survey shall identify any trees that need to be pruned and/or removed to facilitate the development on and adjacent to the site. The AMS
shall detail the location and specification for the protective fencing and ground protection of all retained trees and boundary hedges, identify areas for the storage and handling of building materials, a detailed specification for the utility and service installation along with any other measures, including special engineering solutions where necessary, required to safeguard trees.
The AMS shall also outline measures to be taken to ensure that any tree work operations do not impact on protected species. The development shall be carried out in complete accordance with the approved AMS.
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 EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy NE5 of the East Woodhay Neighbourhood Plan 2022-2029.
Informative(s):-
1. 1.1 The applicant's attention is drawn to the fact that the above conditions (if any), must be complied with in full, failure to do so may result in enforcement action being instigated.
1.2 This permission may contain pre-commencement conditions which require specific matters to be submitted and approved in writing by the Local Planning Authority before a specified stage in the development occurs. This means that a lawful commencement of the approved development CANNOT be made until the particular requirements of the pre-commencement conditions have been met.
1.3 The applicant's attention is drawn to the fact that the Local Planning Authority has a period of up to eight weeks to determine details submitted in respect of a condition or limitation attached to a grant of planning permission. It is likely that in most cases the determination period will be shorter than eight weeks, however, the applicant is advised to schedule this time period into any programme of works. A fee will be required for requests for discharge of any consent, agreement, or approval required by a planning condition. A fee is payable for each submission made regardless of the number of conditions for which approval is sought. Details of the required fee can be found on our website - https://www.basingstoke.gov.uk/plan-app-process?chapter=81324#chapter81324 . Requests must be made using the standard application form (available online) or set out in writing clearly identifying the relevant planning application and condition(s) which they are seeking approval for.
2. In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-
seeking amendments to the proposed development following receipt of the application;
considering the imposition of conditions.
In this instance:
the applicant was updated of any issues after the initial site visit.
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 845557 and email GMSTeam@basingstoke.gov.uk to commence the process. Details can be found on the council's website.
5. The Council encourages all contractors to be 'Considerate Contractors' when working in the Borough by being aware of the needs of neighbours and the environment.
6. 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 Environmental Health Team 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 Environmental Health Team prior to the recommencement of development works.
7. If an air source heating system is proposed; Our guidance notes on air source heat pumps are that at the nearest receptor (e.g. neighbour's property) noise must not exceed the limit of 42dB.
https://www.basingstoke.gov.uk/planning-application-noise
Section 14.2 of our noise guide talks about the Microgeneration Certification Scheme. There's an online noise impact assessment form they can complete. https://mcscertified.com/wp-content/uploads/2021/10/MCS-020.pdf. Section 14.4 also links to the Chartered Institute of Environmental Health (CIEH) advice note: https://www.cieh.org/media/7538/heat-pumps-briefing-note-professional-advice-note.pdf.
8. Works with potential to impact nesting birds should be conducted outside of the nesting bird season (considered March to September inclusive) or suitable habitat checked immediately prior to removal by an ecologist. If a nest is found it is to remain undisturbed until no longer active (absent of chicks or eggs). Under Section 1 of the Wildlife and Countryside Act 1981, it is an offence for any person who intentionally kills, injures, or takes any wild bird and/or takes, damages or destroys the nest of any wild bird while that nest is in use or being built.
9. The Planning permission does not authorise the undertaking of any works within the highway (carriageway, footway or verge). A licence/permit should be obtained from Hampshire County Council using the following link www.hants.gov.uk/transport or by contacting the Highways Operation Centre on 0300 555 1388. Email roads@hants.gov.uk.
10. 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.
11. Great crested newt and their habitats are fully protected by law. 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 NatureSpace Partnership to explore use of the council's District Licence Scheme post-planning.
Item 7 - 25/00291/HSE: Single storey front extension to provide extended entrance lobby and downstairs shower room. 47 Broadhurst Grove Lychpit Hampshire RG24 8SB
The Committee considered the report set out on pages of 290 of 304 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 following conditions and informatives:-
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
Location Plan Drawing No: P0-1 Dated: 08.02.25
Block Plan Drawing No: P-02 Dated: 08.02.25
Proposed Elevations Drawing No: P-06 Dated: 08.02.25
Floor Plans as Proposed Drawing No: P-04 Dated: 08.02.25
REASON: For the avoidance of doubt and in the interests of proper planning.
2 The development hereby permitted shall be begun before the expiration of 3 years from the date of this planning permission.
REASON: To comply with Section 91 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.
3 The materials to be used in the construction of the external surfaces of the development hereby permitted shall match, in type, colour and texture to those on the existing building.
REASON: In the interests of visual amenity and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
4 The window serving the ground floor shower room on the southeast elevation of the proposed single storey extension shall be glazed with
obscured glass, to at least the equivalent of Pilkington level 4 standard. The window and glazing shall be installed prior to occupation of the development and shall be permanently maintained in that condition.
REASON: To protect the privacy of the occupiers and the public, in accordance with Policy EM10 of the Basingstoke and Deane Local Plan
2011-2029.
Informative(s):-
1. 1.1 The applicant's attention is drawn to the fact that the above conditions (if any), must be complied with in full, failure to do so may result in enforcement action being instigated.
1.2 This permission may contain pre-commencement conditions which require specific matters to be submitted and approved in writing by the Local Planning Authority before a specified stage in the development occurs. This means that a lawful commencement of the approved development CANNOT be made until the particular requirements of the pre-commencement conditions have been met.
1.3 The applicant's attention is drawn to the fact that the Local Planning Authority has a period of up to eight weeks to determine details submitted in respect of a condition or limitation attached to a grant of planning permission. It is likely that in most cases the determination period will be shorter than eight weeks, however, the applicant is advised to schedule this time period into any programme of works. A fee will be required for requests for discharge of any consent, agreement, or approval required by a planning condition. A fee is payable for each submission made regardless of the number of conditions for which approval is sought. Details of the required fee can be found on our website - https://www.basingstoke.gov.uk/plan-app-process?chapter=81324#chapter81324 . Requests must be made using the standard application form (available online) or set out in writing clearly identifying the relevant planning application and condition(s) which they are seeking approval for.
2. In accordance with paragraph 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 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.
Item 8 - 25/00568/HSE: Demolish and rebuild existing garden wall to rear of property, replace existing gate with similar, strip, re render and paint front elevation of property same colour and render and repaint 1970's extension to rear of property. Site: 15 Phoenix Park Terrace Basingstoke Hampshire RG21 5NQ
The Committee considered the report set out on pages of 305 of 318 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 following conditions and informatives:-
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
Location Plan, Planning Portal Reference: PP-12604221v1
Proposed Block Plan, Plan Reference Number: TQRQM24085175426086
Proposed Gate and Wall Details, dated 16/03/2025
REASON: For the avoidance of doubt and in the interests of proper planning.
2 The development hereby permitted shall be begun before the expiration of 3 years from the date of this planning permission.
REASON: To comply with Section 91 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.
3 The materials to be used in the construction of the external surfaces of the development hereby permitted shall match, in type, colour and texture to those on the existing building, the approved plans and the details within the submitted application form.
REASON: In the interests of visual amenity and in accordance with Policies EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029.
4 No vehicles, machinery, equipment, materials, spoil, scaffolding, or anything else associated with the works shall be left on or near to Basingstoke Footpath 33 as to cause obstruction, hindrance or a hazard to the public, who retain the right to use the Public Right of Way at all times.
REASON: In the interests of highway safety and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and the Parking Supplementary Planning Document (July 2018).
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:-
considering the imposition of conditions.
In this instance:
the application was acceptable as submitted and no further assistance was required.
In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.
3. 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. Any damage caused to the surface of a Public Right of Way as a result of the proposed works will be required to be restored to the satisfaction of Hampshire County Council as soon as possible.
5. The grant of planning permission does not entitle the applicant to obstruct/close a Public Right of Way. Separate consent is required and until the appropriate order to obstruct/close a right of way is approved by Hampshire County Council and has come into effect the path must remain open for safe public access at all times.
Interest
Name
Item No./Topic
Objector
Mr Fryer
Item 1 - 20/02518/FUL
Objector
Mr Gill
Item 1 - 20/02518/FUL
Support
Mr Cottrell
Item 1 - 20/02518/FUL
Parish Council
Ms Turner
Item 2 - 24/01393/TDC
Support
Mr Cobbold
Item 2 - 24/01393/TDC
Support
Ms Jubb
Item 3 - 24/02820/FUL
Support
Ms Jubb
Item 4 - 24/02821/LBC
Support
Ms Pfleger
Item 6 - 25/00107/FUL
Objector
Mr Haigh
TPO BDB/0725
Objector
Mrs Haigh
TPO BDB/0725
Item 1 - 20/02518/FUL: Erection of 3 new dwellings. Site: Land At Rear Of Poplars New Road Pamber Green Hampshire.
The Committee considered the report set out on pages of 49 of 107 of the agenda with the further material set out on the addendum sheet and other matters discussed at the meeting.
The Committee discussed the proposed application, and their main area of concern was highway safety. The proposed access to the site was thought unsuitable due to the unacceptable provision of visibility splays together with the additional traffic generation.
The objection from the Highway Authority who was a statutory consultee was also considered in Members deliberations.
RESOLVED: Delegate to the Head of Planning and Infrastructure to REFUSE the application for the reasons given on pages 49 and 50 of the main papers following both:
- the expiry of the consultation period (30th June 2025) AND
- subject to no new material planning matters being raised by neighbours
Reasons for Refusal
1 The application would result in the formation of three dwellings in an unsustainable location within the countryside for which no special circumstances apply and therefore would not represent a sustainable form of development. The proposal is contrary to Policies SD1, SS1 and SS6 of the Basingstoke and Deane Local Plan 2011-2029 and the National Planning Policy Framework (December 2024).
2 The development would not promote opportunities for sustainable transport, improve accessibility to services and support the transition to a low carbon future. As such, the proposal would be at odds with Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029 and the National Planning Policy Framework (December 2024).
3 The application has not satisfactorily demonstrated that the proposed development can provide adequate visibility splays along the highway, New Road, or that suitable passing places along the access are not required. As a result, the proposed development would cause undue interference with the safety and convenience of users of the adjacent highway due to failing to provide the required visibility splays and waiting on the highway due to lack of passing places.
The proposed provision of the visibility splays, which are unacceptable, would in addition require the splays to be unobstructed, which would involve the removal of roadside hedges which form the front boundary treatments of neighbouring properties. These hedgerows are considered to be important landscape features as they add to the verdant character of the road. The loss of which would be detrimental to the character and appearance of the surrounding area.
As such, the application would be contrary to Policies CN9, EM1 and EM10 of the Basingstoke and Deane Local Plan 2011- 2029, the National Planning Policy Framework (December 2024), and the Landscape, Biodiversity and Trees Supplementary Planning Document 2018.
4 Insufficient information has been submitted with which to assess the full ecological impact of the construction of the proposed development upon protected species on site, or the effects that the development may have upon the ecological interests of the site and the surrounding area. The application fails to demonstrate that the proposals would not result in the loss, deterioration or harm to protected species and their habitats. The development also fails to demonstrate Biodiversity Enhancements.
The site is also located within a green risk zone for Great Crested Newts and insufficient information has been submitted to demonstrate the presence, or otherwise of Great Crested Newts as a protected species on site, or the effects that the development may have upon this species. The proposal fails to meet the 3 derogation tests set out in the Conservation of Habitats and Species Regulations 2017
Consequently, the submission is considered lacking in essential information and the development would be contrary to the guidance set out within Policy EM4 of the Basingstoke and Deane Local Plan 2011 to 2029, Section 15 of the National Planning Policy Framework (December 2024), and Section 5 of the Landscape, Biodiversity, Trees Supplementary Planning Document (December 2018) and Conservation of Habitats and Species Regulations 2017 and the Environment Act 2021.
5 The site extends across both a Critical Drainage Area and an Upstream of a Critical Drainage Area. Insufficient information has been provided to demonstrate that the proposal would represent an acceptable form of development having regard to the site's flood risk. The application is therefore considered contrary to Policy EM7 of the Basingstoke and Deane Local Plan 2011 - 2029 and the National Planning Policy Framework (December 2024).
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:-
seeking further information following receipt of the application;
seeking amendments to the proposed development following receipt of the application;
In this instance:
the applicant was updated of any issues after the initial site visit;
In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.
2. Should the application be granted at appeal a Liability Notice setting out further details and including the amount of CIL payable will be sent out separately with any subsequent Technical Details Consent. You are advised to read the Liability Notice and ensure that a Commencement Notice is submitted to the Council prior to the commencement of development. Failure to submit the Commencement Notice prior to the commencement of development will result in the loss of any exemptions claimed; the loss of any right to pay by instalments; and additional costs to you in the form of surcharges. Further details can be viewed at https://www.basingstoke.gov.uk/community-infrastructure-levy.
Item 2 - 24/01393/TDC: Application for Technical Details Consent for the erection of 4 new dwellings with associated parking, access and landscaping, in accordance with Permission in Principle 21/01591/PIP. Site: Little Acre, Woods Lane Cliddesden Hampshire
The Committee considered the report set out on pages of 108 of 159 of the agenda with the further material set out on the addendum sheet and other matters discussed at the meeting.
The Committee discussed the proposed application and expressed a difference of opinion as to whether the layout of the 4 dwellings were too dense for the location and would result in an overdevelopment of the site.
The main area of concern was the location of the refuse bins being left at the entrance to the private track onto Woods Lane which could represent a highway safety issue.
However, it was highlighted that the Permission in Principle had been granted for 4 dwellings which would require refuse bins.
It was felt that the modern design was in keeping with the character and appearance of the recent developments in the vicinity.
RESOLVED that: the application be APPROVED subject to the following conditions and informatives:-
Conditions
1 The development hereby permitted shall be carried out in accordance with the
following approved plans:
449-ACG-XX-ZZ-D-A-1000 Rev P6 - Site Location Plan
449-ACG-XX-ZZ-D-A-1002 Rev P5 - Proposed Site Block Plan
449-ACG-XX-ZZ-D-A-1004 Rev P5 - Proposed Site Plan
449-ACG-XX-ZZ-D-A-1100 Rev P6 - House Type 01 Floor Plan
449-ACG-XX-ZZ-D-A-4000 Rev P6 - House Type 01 Elevations
449-ACG-XX-ZZ-D-A-1101 Rev P6 - House Type 02 Floor Plan
449-ACG-XX-ZZ-D-A-4001 Rev P6 - House Type 02 Elevations
449-ACG-XX-ZZ-D-A-1105 Rev P5 - Garage Plans
449-ACG-XX-ZZ-D-A-1106 Rev P5 - Carport Plans
REASON: For the avoidance of doubt and in the interests of proper planning.
2 The development hereby permitted shall be begun before the expiration of 3 years from the date of this planning permission.
REASON: To comply with Section 91 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.
3 No development above slab level shall commence on site until details of the types and colours of external materials to be used, including colour of mortar and timber staining (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 and Policies DD1 and DD2 of the Cliddesden Neighbourhood Plan 2022-2039.
4 Notwithstanding the approved plans, no soft landscaping works shall commence on site until a scheme of landscaping which shall specify: -
location, species, planting sizes, spacing and numbers of trees/shrubs to be planted (including replacement trees where appropriate)
a maintenance programme detailing all operations to be carried out in order to allow successful establishment of planting 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.
Any trees or plants which, within a period of 5 years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species.
REASON: Details are required in the interests of the amenities of the area and in accordance with the guidance contained within Sections 12 and 16 of the National Planning Policy Framework (2024) and Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policies DD1 and DD2 of the Cliddesden Neighbourhood Plan 2022-2039.
5 Notwithstanding the approved plans, no hard landscaping works shall commence on site until details of the materials to be used for hard and paved surfacing have been submitted to and approved in writing by the Local Planning Authority.
The details shall demonstrate that the hard surfacing materials are made of porous materials, or provision is made to direct run-off water from the hard surface to a permeable or porous area or surface within the curtilage of the development.
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 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policies DD1 and DD2 of the Cliddesden Neighbourhood Plan 2022-2039.
6 Prior to occupation of the dwelling(s) hereby approved, parking provision in accordance with those shown on drawing 449-ACG-XX-ZZ-D-A-1002 Rev P5 Proposed Site Block Plan shall be made and shall be retained thereafter for such purposes.
For the avoidance of doubt, this includes parking spaces within garages and/or carports.
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 and TT1 of the Cliddesden Neighbourhood Plan 2022-2039.
7 No development above damp-proof course shall commence until the following have been submitted and approved in writing by the Local Planning Authority:
location, design, materials and finishes of refuse/recycling storage on each plot and the location of collection point for the development.
No part of the development shall be occupied until the approved details have been carried out and they shall thereafter be maintained and retained in accordance with the approved details.
REASON: Details are required in the absence of accompanying the application 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).
8 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 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 Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
9 No development shall take place on site until a scheme for protecting the proposed dwellings from road traffic noise has been submitted to, and approved in writing by the Local Planning Authority. The proposed scheme shall achieve the following noise levels with windows open:
The following noise levels shall be achieved with mitigation in place.
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*).
c) Garden areas shall not exceed 55 dB LAeq, 16hr.
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 air to habitable rooms with windows closed and relieve the need to open windows for thermal comfort and overheating.
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.
10 No dwelling shall be occupied until all the works which form part of the scheme for protecting the proposed dwellings from road traffic noise as approved by the Local Planning Authority under condition 9 above have been completed. All works which form part of the approved scheme shall be completed prior to first occupation. The approved scheme shall be thereafter maintained.
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 Borough Local Plan 2011-2029.
11 No dwelling shall be occupied 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 noise levels as set in condition 9. A method statement should be submitted to and approved by the Local Planning Authority prior to the survey being undertaken.
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 Borough Local Plan 2011-2029.
12 The development hereby approved shall be carried out in strict accordance with the recommendations and procedures contained within the Bat Emergence Report by David Byett dated 3/9/2024.
REASON: Buildings to be demolished are known to hold an occasional roost for brown long-eared bat and as such mitigation/compensation is required in order to meet with derogation test 3 of the Conservation of Habitats and Species Regulations 2019 (Amended) and in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 with regard to preventing adverse impacts on key species.
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; 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, and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policies DD1 and DD2 of the Cliddesden Neighbourhood Plan 2022-2039.
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 EM10 of the Basingstoke and Deane Local Plan 2011-2029.
15 No deliveries of construction materials or plant and machinery and no removal of any spoil from the site shall take place before the hours of 0730 nor after 1800, Monday to Friday, before the hours of 0800 nor after 1300, Saturdays nor on Sundays or recognised public holidays.
REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
16 No development shall take place, including any works of demolition, until a Construction Method Statement with details, schedules and drawings that demonstrates safe and coordinated systems of work affecting or likely to affect the public highway and or all motorised and or non-motorised highway users, has been submitted to, and approved in writing by, the Local Planning Authority.
The approved Statement shall be adhered to throughout the construction period.
The Statement shall include for:
i. the parking and turning of vehicles of site operatives and visitors off carriageway (all to be established within one week of the commencement of development);
ii. loading and unloading of plant and materials away from the maintainable public highway;
iii. storage of plant and materials used in constructing the development away from the maintainable public highway;
iv. wheel washing facilities or an explanation why they are not necessary;
v. measures to control the emission of dust and dirt during construction;
vi. a scheme for recycling and disposing of waste resulting from construction work; and
vii. the management and coordination of deliveries of plant and materials and the disposing of waste resulting from construction activities so as to avoid undue interference with the operation of the public highway, particularly during the Monday to Friday AM peak (08.00 to 09.00) and PM peak (16.30 to 18.00) periods.
REASON: Details are required prior to commencement in the absence of accompanying the application and to ensure that the construction process is undertaken in a safe and convenient manner that limits impact on local roads and the amenities of nearby occupiers, the area generally and in the interests of highway safety and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and TT1 of the Cliddesden Neighbourhood Plan 2022-2039.
17 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.
18 No development 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 dwelling shall not be occupied until the approved surface water drainage details have been fully implemented in accordance with the approved plans.
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 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.
19 No development shall commence on site until a radon gas risk assessment has been submitted to and agreed by the Local Planning Authority. This should conclude whether a gas impermeable membrane needs to be installed into the buildings to protect the future occupants of the development. If a gas impermeable membrane is required, then details of this should be submitted along with details of the ventilated sub-floor area. Particular attention to joins with any existing structures and seals around any services, should be submitted to and agreed in writing by the Local Planning Authority. Any services entering/leaving the structure shall be located above the gas impermeable membrane, and adequate seals will be provided to ensure the membrane is not breached. The works shall be undertaken in accordance with the approved details.
REASON: To ensure that adequate measures are taken to avoid the potential risk to future occupiers from natural gases arising from the ground in accordance with Policy EM12 of the Basingstoke and Deane Local Plan 2011-2029.
20 The development hereby approved shall be carried out in strict accordance with the protective measures, including any fencing, ground protection, supervision, working procedures and special engineering solutions as set out within the Arboricultural Method Statement produced by A J Monk Consulting dated June 2021 and the Tree Constraints Plan dated September 2019.
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 ENV1 of the Cliddesden Neighbourhood Plan 2022-2039.
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 with the issues upon receipt of consultee responses
In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.
3. The Borough Council declared a Climate Emergency during 2019 formally making this declaration at the meeting of Cabinet in September 2019. This recognises the need to take urgent action to reduce both the emissions of the Council's own activities as a service provider but also those of the wider borough. In this respect, the Council is working with consultants at present to identify appropriate actions to achieve the targets that have been set. Beyond the requirements of any conditions that may be applicable to this planning permission and the current planning policy framework, the applicant is encouraged to explore all opportunities for implementing the development in a way that minimises impact on climate change. Where this in itself might require separate permission applicants can contact the council for advice through the following link: https://www.basingstoke.gov.uk/plan-app-process. For information more generally on the Climate Emergency please visit: https://www.basingstoke.gov.uk/climateemergency.
4. 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 Council encourages all contractors to be 'Considerate Contractors' when working in the Borough by being aware of the needs of neighbours and the environment.
6. If during development works any contamination of the land is encountered or suspected then this shall be fully assessed in accordance with the Contaminated Land Guidance for Developers. The developer must contact the Local Planning Authority as soon as possible and any action should be agreed in writing by the Local Planning Authority.
7. The 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.
8. 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).
Item 3 - 24/02820/FUL: Change of use of the public house, restaurant and residential flat to two dwellings, demolition and replacement of existing single storey rear extension, partial blocking up of the cellar, associated internal alterations, car parking and landscaping. Site: 21 The Red House Inn, The Flat At The Rear London Street Whitchurch Hampshire
The Committee considered the report set out on pages of 160 of 203 of the agenda with the further material set out on the addendum sheet and other matters discussed at the meeting.
The Committee discussed the proposed application, and referred to the history of the site which had an extant permission for the conversion of the public house which was refused by the committee contrary to officer recommendation and subsequently allowed at appeal.
Although, some Members were still not in favour of the scheme, it was considered that there were no sufficient planning reasons to refuse the application.
RESOLVED that: the application be APPROVED subject to the following conditions and informatives:-
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
01A - Site Location
02(a)E - Proposed Ground Floor Plans
02(b)F - Proposed First Floor Plans
05B - Proposed Front and Rear Elevations
06B - Proposed Side Elevations
12A - Proposed Site Layout
13 - Site Cross Sections
REASON: For the avoidance of doubt and in the interests of proper planning.
2 The development hereby permitted shall be begun before the expiration of 3 years from the date of this planning permission.
REASON: To comply with Section 91 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.
3 No development above slab level shall commence on site until details of the types and colours of 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 to preserve the significance of designated heritage assets and in accordance with Policies EM1, EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029 and Policy GD1 of the Whitchurch Neighbourhood Plan 2014-2029.
4 Notwithstanding the approved plans no soft landscaping works shall commence on site 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), Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policies GD1 and LD2 of the Whitchurch Neighbourhood Plan 2014-2029.
5 The dwellings 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 12A Site Layout Plan) have been provided. 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 and Policy TR1 of the Whitchurch Neighbourhood Plan 2014-2029.
6 The development hereby permitted shall not be occupied or the approved use commence, whichever is the sooner, until the dwellings hereby approved have provision within its curtilage for refuse and recycling storage (prior to disposal) and cycle storage, in accordance with those shown on the approved plan (dwg 12A Site Layout Plan). Thereafter these shall be retained for such purposes.
REASON: In the interests of general amenity, to ensure convenience of arrangements for refuse and recycling storage and provision of cycle storage, to ensure that no obstruction to highway users and 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 dwellings 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.
8 Prior to the development hereby approved commences, details of a Noise Mitigation Scheme which mitigates against the impacts of roadside side noise for future occupiers shall be submitted to and approved in writing by the Local Planning Authority. The approved noise mitigation measures shall be implemented prior to the occupation of the dwellings approved and thereafter maintained.
REASON: Further information is required prior to the commencement of the development in the absence of satisfactory details ensuring a satisfactory level of amenity for future occupiers of the development in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
9 No work relating to the construction of the development hereby approved, including works of demolition or preparation prior to operations, the receiving of materials/deliveries at the site and the removal of spoil or other waste, 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.
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. 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 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.
6. This permission only relates to development under the Town and Country Planning Act 1990 and does not extend to any permissions under the Town and Country (Listed Buildings and Conservation Areas) Act 1990.
7. In respect of condition 8, the Applicant is advised that intrusive noise mitigation measures which would impact on historic fabric or the character of the building are unlikely to be supported. The Applicant is also reminded to check the requirements for Listed Building Consent for any mitigation scheme proposed.
8. 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).
9. Great crested newt and their habitats are fully protected by law. 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 NatureSpace Partnership to explore use of the council's District Licence Scheme post-planning.
Item 4 - 24/02821/LBC: Change of use of the public house, restaurant and residential flat to two dwellings, demolition and replacement of existing single storey rear extension, partial blocking up of the cellar, associated internal alterations, car parking and landscaping. Site: 21 The Red House Inn, The Flat At The Rear London Street Whitchurch Hampshire
The Committee considered the report set out on pages of 204 of 221 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 following conditions and informatives:-
Conditions
1 The works hereby permitted shall be carried out in accordance with the following approved plans and documents:
01A - Site Location
02(a)E - Proposed Ground Floor Plans
02(b)F - Proposed First Floor Plans
05B - Proposed Front and Rear Elevations
06B - Proposed Side Elevations
12A - Proposed Site Layout
13 - Site Cross Sections
REASON: For the avoidance of doubt and in the interests of proper planning.
2 The works to which this Listed Building Consent relate shall be begun before the expiration of 3 years from the date of the consent.
REASON: To comply with Section 18 of the Planning (Listed Buildings and Conservation Areas) Act 1990 (as amended by Section 51(4) of the Planning and Compensation Act 2004) and to prevent an accumulation of unimplemented consents.
3 The works hereby approved shall not commence unless a fully detailed schedule of works has been submitted to and approved in writing by the Local Planning Authority. Such a schedule shall detail how each element of the works is to be carried out, in what order and how historic fabric will be protected, preserved, and re-used in the works. This shall include details of the removal of the cement render and its replacement with lime render. The schedule shall include the provision of annotated photographs and drawings as necessary. The works shall be carried out in full accordance with the approved schedule.
REASON: Details are required prior to commencement of related works because insufficient detail was submitted in this regard, with the application to ensure preservation of the special architectural / historic interest and/or setting of the listed building in accordance with the guidance contained within Section 16 of the National Planning Policy Framework (December 2024) and Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029.
Informative(s):-
1. 1.1 The applicant's attention is drawn to the fact that the above conditions (if any), must be complied with in full, failure to do so may result in enforcement action being instigated.
1.2 This permission may contain pre-commencement conditions which require specific matters to be submitted and approved in writing by the Local Planning Authority before a specified stage in the development occurs. This means that a lawful commencement of the approved development CANNOT be made until the particular requirements of the pre-commencement conditions have been met.
1.3 The applicant's attention is drawn to the fact that the Local Planning Authority has a period of up to eight weeks to determine details submitted in respect of a condition or limitation attached to a grant of planning permission. It is likely that in most cases the determination period will be shorter than eight weeks, however, the applicant is advised to schedule this time period into any programme of works. Requests must be made using the standard application form (available online) or set out in writing clearly identifying the relevant planning application and condition(s) which they are seeking approval for.
1.4 No fees are required for the submission of details required under a condition imposed on a Listed Building Consent. Requests must however be made using the standard application form (available online) or set out in writing clearly identifying the relevant consent and condition(s) which they are seeking approval for.
2. In accordance with paragraph 39 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-
proactively offering a pre-application advice (in accordance with paragraphs 40-47);
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. If at any time during the proposed works bats, or signs of bats, are found then all works must stop and advice should be sought from Natural England before any further work on the building proceeds. All bats and their roost sites are protected under the Wildlife and Countryside Act 1981 and The Conservation of Habitats and Species Regulations 2010 from disturbance and harm.
5. Great crested newt and their habitats are fully protected by law. 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 NatureSpace Partnership to explore use of the council's District Licence Scheme post-planning.
Item 5 - 25/00016/RET: Erection of ancillary annexe/garden room, access ramp and associated landscaping. Site: Quarter Acre, Andover Road Highclere Hampshire
The Committee considered the report set out on pages of 222 of 242 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 were supportive of the Officer recommendation.
RESOLVED that: the application be APPROVED subject to the following conditions and informatives:-
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
Location Plan Received: 8th January 2025
Proposed Layout Drawing No: 1 Dated: 17/12/2024 Received: 6th January 2025
Existing Layout Drawing No: 2 Dated: 17/12/2024 Received: 6th January 2025
Proposed Floor Plans and Electrics Drawing No: 2 Dated: 12/12/2024 Received: 6th January 2025
Proposed Elevations Revised Drawing No: 3 Dated: 11/03/2025 Received: 11th March 2025
Proposed Garden Room New Ramp Sectional Drawing No: A Dated: 10/02/2025 Received: 11th February 2025
REASON: For the avoidance of doubt and in the interests of proper planning.
2 The accommodation hereby approved shall be retained and used solely for purposes ancillary to the enjoyment of the private dwelling house of Quarter Acre on the approved plans, and shall not be sold off, sub-let or used as a separate unit of accommodation nor used in connection with any trade, business, profession or commercial enterprise.
REASON: The unit of accommodation has insufficient private amenity space or parking area to be occupied separately from the main dwelling and in accordance Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029.
3 Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking and reenacting that Order with or without modification) no gates, fencing, wall or other means of enclosure, permitted by Class A; of Part 2; of Schedule 2 of the Order shall be erected on the site that subdivides the plot in any way.
For the avoidance of doubt this restriction does not apply to the perimeter boundary of the site as a whole, as indicated in red on the Location Plan received with this application.
REASON: To prevent the subdivision of the plot in the interests of the amenity of the land in accordance Policies SS6, CN9, EM1, and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and guidance contained within the Design and Sustainability Supplementary Planning Document.
Informative(s):-
1. 1.1 The applicant's attention is drawn to the fact that the above conditions (if any), must be complied with in full, failure to do so may result in enforcement action being instigated.
1.2 This permission may contain pre-commencement conditions which require specific matters to be submitted and approved in writing by the Local Planning Authority before a specified stage in the development occurs. This means that a lawful commencement of the approved development CANNOT be made until the particular requirements of the pre-commencement conditions have been met.
1.3 The applicant's attention is drawn to the fact that the Local Planning Authority has a period of up to eight weeks to determine details submitted in respect of a condition or limitation attached to a grant of planning permission. It is likely that in most cases the determination period will be shorter than eight weeks, however, the applicant is advised to schedule this time period into any programme of works. A fee will be required for requests for discharge of any consent, agreement, or approval required by a planning condition. A fee is payable for each submission made regardless of the number of conditions for which approval is sought. Details of the required fee can be found on our website - https://www.basingstoke.gov.uk/plan-app-process?chapter=81324#chapter81324 . Requests must be made using the standard application form (available online) or set out in writing clearly identifying the relevant planning application and condition(s) which they are seeking approval for.
2. In accordance with paragraph 39 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-
Seeking further information following receipt of the application;
Seeking amendments to the proposed development following receipt of the application; Considering the imposition of conditions.
In this instance:
The applicant was updated of any issues after the initial site visit.
In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.
3. The Borough Council declared a Climate Emergency during 2019 formally making this declaration at the meeting of Cabinet in September 2019. This recognises the need to take urgent action to reduce both the emissions of the Council's own activities as a service provider but also those of the wider borough. In this respect, the Council is working with consultants at present to identify appropriate actions to achieve the targets that have been set. Beyond the requirements of any conditions that may be applicable to this planning permission and the current planning policy framework, the applicant is encouraged to explore all opportunities for implementing the development in a way that minimises impact on climate change. Where this in itself might require separate permission applicants can contact the council for advice through the following link: https://www.basingstoke.gov.uk/plan-app-process. For information more generally on the Climate Emergency please visit: https://www.basingstoke.gov.uk/climateemergency.
Item 6 - 25/00107/FUL: Construction of a self-build detached dwelling and garage including new vehicular access. Site: Slade Hill Cottage Slade Hill Woolton Hill Newbury
The Committee considered the report set out on pages of 243 of 289 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 stated that although the site was located outside any Settlement Policy Boundary, there were no sufficient planning reasons to refuse the application.
RESOLVED that: the application be APPROVED subject to the following conditions and informatives:-
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
3017 P01 - Location Plan (excluding block plan)
3017 P03C - Proposed Site Layout Plan
3017 P06 - Proposed Plans (Floor and Roof Plans)
3017 P07 - Proposed Plans (Elevations)
3017 P08 - Proposed Car Port
REASON: For the avoidance of doubt and in the interests of proper planning.
2 The development hereby permitted shall be begun before the expiration of 3 years from the date of this planning permission.
REASON: To comply with Section 91 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.
3 Notwithstanding the approved plans, no development shall commence on site above slab level until a schedule of materials and finishes to be used, including samples, for the external walls, roofs, windows and doors of the proposed development hereby approved has 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 because insufficient information has been submitted with the application in this regard, in the interests of visual amenity and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029 and HO1 and HO5 of the East Woodhay Neighbourhood Plan 2022-2029.
4 The garage hereby approved shall be retained and used solely for purposes incidental to the enjoyment of the private dwelling house and shall not be used in connection with any trade, business, profession or commercial enterprise. The garage hereby approved shall not be converted or used for any residential purpose other than as a domestic garage for the parking of vehicles and cycles.
REASON: To ensure adequate on-site parking provision and to discourage parking on the adjoining highway in the interest of local amenity and highway safety; and in accordance Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029.
5 No work relating to the construction of the development hereby approved, including works of demolition or preparation prior to operations, or internal painting or fitting out, shall take place:
- before the hours of 0730 nor after 1800 Monday to Friday, nor
- 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 Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
6 No deliveries of construction materials or plant and machinery and no removal of any spoil from the site shall take place
- before the hours of 0730 nor after 1800 Monday to Friday, nor
- 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.
7 Prior to first occupation of the dwelling hereby approved, the hard standing provision for parking and turning in accordance with those shown on the approved Proposed Site Plan (Drawing Number: 3017 P03C) including the provision for 3 vehicular parking spaces shall be made within the site and shall be retained thereafter for such purposes.
The development shall not be brought into use until all areas indicated to be used for vehicles and pedestrians on the approved plan have been laid out with a drained surface. Provision shall be made to direct run-off water from the surface to a permeable or porous area or surface within the curtilage of the development. Such areas shall be retained as such for the lifetime of the development.
REASON: To ensure adequate on site car parking provision for the approved development and provision for surface water drainage in the interests of highway safety and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy TT1 of the East Woodhay Neighbourhood Plan 2022-2029.
8 Before the development is brought into use, the means of vehicular access to the site shall be constructed in accordance with the approved plan (Drawing number: 3017 P03C) and no structure, erection or planting exceeding 1.0m in height shall thereafter be placed within the visibility splays shown on the approved plans.
REASON: In the interests of highway safety and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy TT1 of the East Woodhay Neighbourhood Plan 2022-2029.
9 Any gates provided shall be set back a distance of 6m from the edge of the carriageway of the adjoining highway.
REASON: In the interests of highway safety and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy TT1 of the East Woodhay Neighbourhood Plan 2022-2029.
10 Prior to the first occupation the site, access shall be constructed with a nonmigratory surface material for a minimum distance of 6m measured from the nearside edge of the carriageway on the adjacent highway and will be maintained in that condition thereafter.
REASON: In the interests of highway safety and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy TT1 of the East Woodhay Neighbourhood Plan 2022-2029.
11 The property hereby permitted shall not be occupied until the property has provision within its curtilage for secure cycle parking facilities for 2 long and 1 short stay places. The cycle storage shall thereafter be retained and maintained in perpetuity.
REASON: To improve provision for cyclists and discourage the use of the private car wherever possible and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011- 2029.
12 No development shall take place on site above slab level until there has been submitted to and approved in writing by the Local Planning Authority a scheme of hard and soft landscaping which shall specify:
location, species, planting sizes, spacing and numbers of trees/shrubs to be planted (including replacement trees where appropriate).
hard landscaping shall be made of porous materials, or provision shall be demonstrated to direct run-off water from the hard surface to a permeable or porous area or surface within the curtilage of the dwellinghouse hereby approved.
demonstrate compliance with condition 10
a maintenance programme detailing all operations to be carried out in order to allow successful establishment of planting
The works approved shall be carried out in the first planting and seeding seasons following the first occupation of the building or when the use hereby permitted is commenced. In addition any approved hard surface shall be implemented, retained and maintained in accordance with condition 7.
Any trees or plants which, within a period of 5 years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, to be agreed in writing by the Local Planning Authority.
REASON: Details are required prior to commencement 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 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy H01 of the East Woodhay Neighbourhood Plan 2022-2029.
13 No development shall take place above ground floor slab level 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.
The approved screen walls/fences shall be erected before the dwelling hereby approved is first occupied and shall subsequently be maintained in accordance with the approved plans.
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 privacy of the occupiers of adjoining residential properties and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy H01 of the East Woodhay Neighbourhood Plan 2022-2029.
14 The development hereby permitted shall not be occupied or the approved use commence, whichever is the sooner, until the property has provision within its curtilage for refuse and recycling storage (prior to disposal), the surface materials from the carriageway to the waste container collection point shall be smooth and shall not hinder the movement of waste containers to the collection vehicle and shall make space to provide 1 number 240ltr refuse Wheelie bin, 1 number 240ltr recycling Wheelie bin and 1 number glass recycling box for each dwelling, and the areas of land so provided shall not be used for any purposes other than the storage (prior to disposal) or the collection of refuse and recycling and shall be thereafter retained and maintained as such.
REASON: In the interests of general amenity, to ensure convenience of arrangements for refuse and recycling storage and collection and to ensure that no obstruction is caused on the adjoining highway, in the interest of highway safety and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011- 2029 and Policy TT1 of the East Woodhay Neighbourhood Plan 2022-2029.
15 Within 3 months of the date of commencement of development, 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, 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.
16 Prior to the commencement of development a Biodiversity Enhancement and Mitigation Plan shall be submitted to and approved by the Local Planning Authority detailing; species and habitat avoidance, mitigation and enhancement measures to be implemented within the development. The development shall be carried out in accordance with the approved details.
REASON: In order to provide enhancements and net gains for biodiversity in accordance with Policy EM4 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 reenacting that Order with or without modification) no building, structure or other alteration permitted by Class A, AA and E; of Part 1; of Schedule 2 of the Order shall be erected on the application site without the prior written permission of the Local Planning Authority on an application made for that purpose.
REASON: To prevent the overdevelopment of the site in the interests of the amenity of the area and to safeguard the amenities of the adjoining properties and North Wessex Downs National Landscape, in accordance with Policy EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy H01 of the East Woodhay Neighbourhood Plan 2022-2029.
18 The two windows at first floor level on the north-east side elevation of the proposed dwelling shall be glazed with obscured glass, to at least the
equivalent of Pilkington level 4 standard. The window and glazing shall be installed prior to occupation of the development and shall be permanently maintained in that condition.
REASON: To protect the privacy of the adjacent properties and to prevent overlooking, in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
19 Whether or not development, no external lighting shall be installed within the site, unless otherwise agreed in writing by the Local Planning Authority on an application for such a development.
REASON: In the interests of the amenities of the area and the North Wessex Downs National Landscape and adjoining residential properties in
accordance with Policies EM1, EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
20 No development or other operations shall commence on site until Tree Survey and Arboricultural Method Statement (AMS), prepared in accordance with the British Standard "Trees in Relation to Design, Demolition and Construction to Construction - Recommendations" (BS 5837) (2012), has been submitted to and approved in writing by the Local Planning Authority.
The tree survey shall identify any trees that need to be pruned and/or removed to facilitate the development on and adjacent to the site. The AMS
shall detail the location and specification for the protective fencing and ground protection of all retained trees and boundary hedges, identify areas for the storage and handling of building materials, a detailed specification for the utility and service installation along with any other measures, including special engineering solutions where necessary, required to safeguard trees.
The AMS shall also outline measures to be taken to ensure that any tree work operations do not impact on protected species. The development shall be carried out in complete accordance with the approved AMS.
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 EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy NE5 of the East Woodhay Neighbourhood Plan 2022-2029.
Informative(s):-
1. 1.1 The applicant's attention is drawn to the fact that the above conditions (if any), must be complied with in full, failure to do so may result in enforcement action being instigated.
1.2 This permission may contain pre-commencement conditions which require specific matters to be submitted and approved in writing by the Local Planning Authority before a specified stage in the development occurs. This means that a lawful commencement of the approved development CANNOT be made until the particular requirements of the pre-commencement conditions have been met.
1.3 The applicant's attention is drawn to the fact that the Local Planning Authority has a period of up to eight weeks to determine details submitted in respect of a condition or limitation attached to a grant of planning permission. It is likely that in most cases the determination period will be shorter than eight weeks, however, the applicant is advised to schedule this time period into any programme of works. A fee will be required for requests for discharge of any consent, agreement, or approval required by a planning condition. A fee is payable for each submission made regardless of the number of conditions for which approval is sought. Details of the required fee can be found on our website - https://www.basingstoke.gov.uk/plan-app-process?chapter=81324#chapter81324 . Requests must be made using the standard application form (available online) or set out in writing clearly identifying the relevant planning application and condition(s) which they are seeking approval for.
2. In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-
seeking amendments to the proposed development following receipt of the application;
considering the imposition of conditions.
In this instance:
the applicant was updated of any issues after the initial site visit.
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 845557 and email GMSTeam@basingstoke.gov.uk to commence the process. Details can be found on the council's website.
5. The Council encourages all contractors to be 'Considerate Contractors' when working in the Borough by being aware of the needs of neighbours and the environment.
6. 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 Environmental Health Team 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 Environmental Health Team prior to the recommencement of development works.
7. If an air source heating system is proposed; Our guidance notes on air source heat pumps are that at the nearest receptor (e.g. neighbour's property) noise must not exceed the limit of 42dB.
https://www.basingstoke.gov.uk/planning-application-noise
Section 14.2 of our noise guide talks about the Microgeneration Certification Scheme. There's an online noise impact assessment form they can complete. https://mcscertified.com/wp-content/uploads/2021/10/MCS-020.pdf. Section 14.4 also links to the Chartered Institute of Environmental Health (CIEH) advice note: https://www.cieh.org/media/7538/heat-pumps-briefing-note-professional-advice-note.pdf.
8. Works with potential to impact nesting birds should be conducted outside of the nesting bird season (considered March to September inclusive) or suitable habitat checked immediately prior to removal by an ecologist. If a nest is found it is to remain undisturbed until no longer active (absent of chicks or eggs). Under Section 1 of the Wildlife and Countryside Act 1981, it is an offence for any person who intentionally kills, injures, or takes any wild bird and/or takes, damages or destroys the nest of any wild bird while that nest is in use or being built.
9. The Planning permission does not authorise the undertaking of any works within the highway (carriageway, footway or verge). A licence/permit should be obtained from Hampshire County Council using the following link www.hants.gov.uk/transport or by contacting the Highways Operation Centre on 0300 555 1388. Email roads@hants.gov.uk.
10. 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.
11. Great crested newt and their habitats are fully protected by law. 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 NatureSpace Partnership to explore use of the council's District Licence Scheme post-planning.
Item 7 - 25/00291/HSE: Single storey front extension to provide extended entrance lobby and downstairs shower room. 47 Broadhurst Grove Lychpit Hampshire RG24 8SB
The Committee considered the report set out on pages of 290 of 304 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 following conditions and informatives:-
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
Location Plan Drawing No: P0-1 Dated: 08.02.25
Block Plan Drawing No: P-02 Dated: 08.02.25
Proposed Elevations Drawing No: P-06 Dated: 08.02.25
Floor Plans as Proposed Drawing No: P-04 Dated: 08.02.25
REASON: For the avoidance of doubt and in the interests of proper planning.
2 The development hereby permitted shall be begun before the expiration of 3 years from the date of this planning permission.
REASON: To comply with Section 91 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.
3 The materials to be used in the construction of the external surfaces of the development hereby permitted shall match, in type, colour and texture to those on the existing building.
REASON: In the interests of visual amenity and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
4 The window serving the ground floor shower room on the southeast elevation of the proposed single storey extension shall be glazed with
obscured glass, to at least the equivalent of Pilkington level 4 standard. The window and glazing shall be installed prior to occupation of the development and shall be permanently maintained in that condition.
REASON: To protect the privacy of the occupiers and the public, in accordance with Policy EM10 of the Basingstoke and Deane Local Plan
2011-2029.
Informative(s):-
1. 1.1 The applicant's attention is drawn to the fact that the above conditions (if any), must be complied with in full, failure to do so may result in enforcement action being instigated.
1.2 This permission may contain pre-commencement conditions which require specific matters to be submitted and approved in writing by the Local Planning Authority before a specified stage in the development occurs. This means that a lawful commencement of the approved development CANNOT be made until the particular requirements of the pre-commencement conditions have been met.
1.3 The applicant's attention is drawn to the fact that the Local Planning Authority has a period of up to eight weeks to determine details submitted in respect of a condition or limitation attached to a grant of planning permission. It is likely that in most cases the determination period will be shorter than eight weeks, however, the applicant is advised to schedule this time period into any programme of works. A fee will be required for requests for discharge of any consent, agreement, or approval required by a planning condition. A fee is payable for each submission made regardless of the number of conditions for which approval is sought. Details of the required fee can be found on our website - https://www.basingstoke.gov.uk/plan-app-process?chapter=81324#chapter81324 . Requests must be made using the standard application form (available online) or set out in writing clearly identifying the relevant planning application and condition(s) which they are seeking approval for.
2. In accordance with paragraph 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 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.
Item 8 - 25/00568/HSE: Demolish and rebuild existing garden wall to rear of property, replace existing gate with similar, strip, re render and paint front elevation of property same colour and render and repaint 1970's extension to rear of property. Site: 15 Phoenix Park Terrace Basingstoke Hampshire RG21 5NQ
The Committee considered the report set out on pages of 305 of 318 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 following conditions and informatives:-
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
Location Plan, Planning Portal Reference: PP-12604221v1
Proposed Block Plan, Plan Reference Number: TQRQM24085175426086
Proposed Gate and Wall Details, dated 16/03/2025
REASON: For the avoidance of doubt and in the interests of proper planning.
2 The development hereby permitted shall be begun before the expiration of 3 years from the date of this planning permission.
REASON: To comply with Section 91 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.
3 The materials to be used in the construction of the external surfaces of the development hereby permitted shall match, in type, colour and texture to those on the existing building, the approved plans and the details within the submitted application form.
REASON: In the interests of visual amenity and in accordance with Policies EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029.
4 No vehicles, machinery, equipment, materials, spoil, scaffolding, or anything else associated with the works shall be left on or near to Basingstoke Footpath 33 as to cause obstruction, hindrance or a hazard to the public, who retain the right to use the Public Right of Way at all times.
REASON: In the interests of highway safety and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and the Parking Supplementary Planning Document (July 2018).
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:-
considering the imposition of conditions.
In this instance:
the application was acceptable as submitted and no further assistance was required.
In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.
3. 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. Any damage caused to the surface of a Public Right of Way as a result of the proposed works will be required to be restored to the satisfaction of Hampshire County Council as soon as possible.
5. The grant of planning permission does not entitle the applicant to obstruct/close a Public Right of Way. Separate consent is required and until the appropriate order to obstruct/close a right of way is approved by Hampshire County Council and has come into effect the path must remain open for safe public access at all times.
6
Confirmation of Tree Preservation Order BDB/0725
This report provides details of the proposed tree preservation order number BDB/0725 for Members consideration.
Contact Officer: Aimee Hampton
Contact Officer: Aimee Hampton
Attachments:
- Document TPO 0725 Impstone Lodge Report 02 Jun 2025
- Document Appendix 1 TPO 0725 Plan 02 Jun 2025
- Document Appendix 2 TPO 0725 First Schedule (1) 02 Jun 2025
Minutes
The Tree Officer explained that the Council made a Tree Preservation Order to protect one woodland following reports of tree felling and submission of planning application 24/02781/FUL. The order had been made to protect the remaining woodland until the future management of the land was known, and to ensure that the woodland was retained and protected from harm during and following any future redevelopment of the site. The report summarised the background behind the making of TPO/BDB/0725 and sets out the council’s reasons and basis upon which it is considered that the order should be confirmed (i.e. made permanent).
Members discussed the report and agreed that a 60-year-old woodland would need maintenance and trusted that the applicant would provide a tree management plan to the Council.
RESOLVED: Tree Preservation Order BDB/0725 be confirmed.
Members discussed the report and agreed that a 60-year-old woodland would need maintenance and trusted that the applicant would provide a tree management plan to the Council.
RESOLVED: Tree Preservation Order BDB/0725 be confirmed.
7
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
8
Confidential/ exempt items for information
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