Basingstoke & Dean Borough Council
Councillors:
54
Wards:
18
Committees:
22
Meetings (2025):
71
Meetings (2024):
72
Meeting
Development Control Committee - Basingstoke & Dean
Meeting Times
Scheduled Time
Start:
Wednesday, 25th June 2025
6:30 PM
Wednesday, 25th June 2025
6:30 PM
End:
Wednesday, 25th June 2025
9:30 PM
Wednesday, 25th June 2025
9:30 PM
Meeting Status
Status:
Confirmed
Confirmed
Date:
25 Jun 2025
25 Jun 2025
Location:
Council Chamber - Deanes
Council Chamber - Deanes
Webcast:
Available
Available
Meeting Attendees
Committee Member
Chair
Chair of Development Control Committee
Vice-Chair
Vice-Chair of Development Control Committee
Committee Member
Chair of the Investigating and Disciplinary and Standards Appeals Committee
Reserve
Chair of the Human Resources Committee
Committee Member
Vice-Chair of the Resources Committee
Reserve
Vice-Chair of the Licensing Committee
Officer
Assistant Planning Manager
Katherine Fitzherbert-Green
Expected
Officer
Sue Tarvit
Expected
Reserve
Deputy Leader of the Labour Group and Chair of the Environment and Infrastructure Committee
Agenda
1
Apologies for absence and substitutions
Minutes
There were no apologies for absence.
2
Declarations of interest
Minutes
There were no declarations of interest.
3
Urgent matters
To consider any items of business, other than those shown on this agenda and which, by reason of special circumstances to be stated at the meeting, in the opinion of the Chairman, should be considered at the meeting as a matter of urgency
Minutes
There were no urgent items.
4
Minutes of the meeting held on the 28th May and 11th June 2025
The Chair will move that the minutes of the meeting held on the 28th May 2025 be signed as a correct record.
The minutes of the meeting held on the 11th June 2025 will be approved at the Development Control Committee held on the 9th July 2025.
The only part of the minutes that can be discussed is their accuracy.
The minutes of the meeting held on the 11th June 2025 will be approved at the Development Control Committee held on the 9th July 2025.
The only part of the minutes that can be discussed is their accuracy.
Attachments:
- Document Minutes of the meeting held on the 28th May 2025 16 Jun 2025
Minutes
The Chair confirmed that the minutes of the meeting held on the 28th May 2025 were confirmed by the Committee as a correct record.
The minutes of the meeting held on the 11th June 2025 would be approved at the Development Control Committee held on the 9th July 2025.
The minutes of the meeting held on the 11th June 2025 would be approved at the Development Control Committee held on the 9th July 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: Bramley, Evingar, Tadley & Pamber
Contact Officer: Planning and Development Manager
Wards Affected: Bramley, Evingar, Tadley & Pamber
Attachments:
- Document Report 16 Jun 2025
- Document Index 16 Jun 2025
- Document Applications 16 Jun 2025
- Document DCC Update front sheet 16 Jun 2025
- Document DCC Update 16 Jun 2025
Minutes
The following Public Participation took place:
Interest
Name
Item No./Topic
Parish Council
Mr Foote
Item 1 - 23/02000/FUL
Parish Council
Mrs Wyatt-Tilby
Item 1 - 23/02000/FUL
Objector
Mrs Cosgrove
Item 1 - 23/02000/FUL
Support
Ms Fogarty
Item 1 - 23/02000/FUL
Support
Ms Hillier
Item 1 - 23/02000/FUL
Councillor
Carr
Item 1 - 23/02000/FUL
Support
Mr Cottrell
Item 2 - 23/00735/FUL
Support
Mr Stacey
Item 3 - 24/00483/FUL
Support
Mrs Downie
Item 3 - 24/00483/FUL
Councillor
Tomblin
Item 3 - 24/00483/FUL
Item 1 - 23/02000/FUL: Installation of ground mounted solar photovoltaic array, with associated infrastructure, security fencing, CCTV, associated cable route, private and DNO substations, landscaping and onsite biodiversity net gain. Site: Land At Lower Wyke Farm Lower Wyke St Mary Bourne Hampshire
The Committee considered the report set out on pages of 33 of 110 of the agenda with the further material set out on the addendum sheet and other matters discussed at the meeting.
The Committee discussed the proposed application which resulted in mixed views.
Members had a long discussion on whether the proposal would be suitable on the site which was located just within the North Wessex Downs National Landscape (NL) and was currently used as arable farmland.
Some Members believed that the installation would cause a harmful impact on the landscape and referred to the objection by the Landscape Officer. They also expressed their concern that the proposal conflicted with Policy EM1 of the Basingstoke and Deane Local Plan 2011-2029, Policies P5 and P7 of the St Mary Bourne Parish Neighbourhood Plan - 2016-2029 and the National Planning Policy Framework (2024).
Other Members were supportive of the proposal and complimented the Officer for a balanced report which presented the benefits and disadvantages of the application. Those Members acknowledged that there was harm to the landscape and a loss of agricultural land, but the installation of the solar panels was temporary and could be removed. It was highlighted that the solar farm would produce enough electricity to meet the energy needs of approximately 7252 homes, with an anticipated displacement of CO2 of around 6423 tonnes per annum. The development would lead to a source of renewable energy and a cut in greenhouse gas emissions.
Therefore, they considered that on balance the benefits of the application outweighed the negative impact on the landscape character of the area.
Members thought that the visual impact to the neighbouring properties would be obscured by the railway line and existing vegetation.
RESOLVED that: the application be REFUSED for the following reasons:
Reasons for Refusal
1 The development by virtue of its scale, layout and design would have an unacceptable adverse impact on the landscape character and visual amenity of the area and of the North Wessex Downs National Landscape. There are no exceptional circumstances demonstrated to justify major development in the North Wessex Downs National Landscape contrary to paragraph 190 of the National Planning Policy Framework (December 2024) and the benefits of the development would not outweigh the harms identified. The development would therefore be contrary to Policies EM8 and EM1 of the Basingstoke and Deane Local Plan 2011-2029, Policy P5 of the St Mary Bourne Parish Neighbourhood Plan - 2016-2029, the North Wessex Downs Management Plan 2019-2024 and the National Planning Policy Framework (December 2024).
Item 2 - 23/00735/FUL: Erection of 4 no. dwellings. Site: Land At Ramsdell Road Pamber End Tadley Hampshire
The Committee considered the report set out on pages of 111 of 141 of the agenda with the further material set out on the addendum sheet and other matters discussed at the meeting.
The Committee discussed the proposed application, and it was acknowledged that there was an extant permission on the site for 2 dwellings. However, concern was expressed that the proposal for 4 dwellings would result in an urbanisation of the countryside.
It was highlighted that the distance set back from the highway edge was 4 meters nearer than the extant permission and would be out of keeping with Robins Rest and the site to the North.
Some Members were content with the proposal and disagreed that the proposal was contrary to Policies EM1 and EM10 of the Local Plan as stated in the report.
Other Members supported the Officer recommendation and highlighted that the proposed development scale, design and layout would introduce an inappropriate form of residential development into a countryside location, which would not be sympathetic to the character and visual amenity of the local landscape.
RESOLVED that: the application be REFUSED for the following reasons:
Reasons for Refusal
1 The proposed development would, by virtue of its scale, design and layout, introduce an inappropriate form of residential development into a countryside location, which would not be sympathetic to, and would fail to respect and integrate with the character, visual amenity and scenic quality of the local landscape. As such the development is considered to be detrimental to the character of the area. The proposed development is therefore contrary to Sections 12 and 15 of the National Planning Policy Framework (December 2024) , Polices EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and the Design and Sustainability Supplementary Planning Document (2018).
Informative(s):-
1. In accordance with paragraph 39 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-
proactively offering a pre-application advice (in accordance with paragraphs 40-47);
seeking further information following receipt of the application;
seeking amendments to the proposed development following receipt of the application;
considering the imposition of conditions and or the completion of a s.106 legal agreement (in accordance with paragraphs 56-59).
In this instance:
the applicant was updated of any issues after the initial site visit and 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.
Item 3 - 24/00483/FUL: Erection of 1No. dwelling and detached garage with bin/cycle store. Site: Land Adjacent To Lower Farm Bungalow, Church Lane Farm, Bramley Road, Silchester, Hampshire
The Committee considered the report set out on pages of 142 of 174 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 the main area of discussion was whether the site was in a sustainable location within the countryside which resulted in a difference of opinion.
RESOLVED that: the application be APPROVED subject to the conditions and informtives listed below.
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
Site and Location Plan JS/PLAN/02 Rev A
Proposed Plans and Elevations JS/PLAN/01 Rev D
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 approved plans and application form.
REASON: In the interests of visual amenity and in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy SIL2 of the emerging Silchester Neighbourhood Plan 2024-2040.
4 No development shall take place on site above slab level until there has been submitted to and approved in writing by the Local Planning Authority a scheme of hard and soft landscaping which shall specify species, planting sizes, spacing and numbers of trees/shrubs to be planted (including replacement trees where appropriate), hard surfacing and a maintenance programme detailing all operations to be carried out in order to allow successful establishment of planting. The approved soft landscaping works approved shall be carried out in the first planting and seeding seasons following the first occupation of the building(s) or when the use hereby permitted is commenced. The approved hard landscaping works shall be implemented prior to occupation of the dwelling. Any trees or plants which, within a period of 5 years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, to be agreed in writing by the Local Planning Authority.
REASON: Details are required prior to commencement above slab level because insufficient information has been submitted with the application in this regard, to improve the appearance of the site in the interests of visual amenity in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy SIL2 of the emerging Silchester Neighbourhood Plan 2024-2040.
5 No development shall take place above 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/hedges shall be erected or planted before the dwelling hereby approved is first occupied and shall subsequently be maintained. Any trees or plants which, within a period of 5 years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, details of which shall be agreed in writing by the Local Planning Authority before replacement occurs.
REASON: Details are required prior to commencement because insufficient information has been submitted with the application in this regard, in the interests of the amenities of the area and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy SIL2 of the emerging Silchester Neighbourhood Plan 2024-2040.
6 The development hereby approved shall be carried out in accordance with the recommendations and procedures contained within Chapter 4 Impact Appraisal of the Preliminary Ecological Appraisal and Biodiversity Impact Calculation produced by The Ecology Co-op dated 11/6/2024 together with:
- a Construction Environmental Management Plan to detail how impacts on reptiles shall be mitigated against and details of any external lighting to ensure lighting is sensitive to bats. The Construction Environmental Management Plan shall be submitted to and approved in writing before any development commences on site (to include groundworks and site preparation)
- a bat sensitive lighting scheme to be submitted to and approved in writing by the Local Planning Authority prior to works above slab level.
REASON: In order to mitigate impacts on key species including bats, reptiles and nesting birds protected under The Conservation of Habitats and Species Regulations 2017 (Amended) and The Wildlife and Countryside Act 1981 (Amended) and to ensure accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 to avoiding adverse impacts on key species.
7 No development (including site preparation and groundworks) shall take place on site until a Tree Protection Plan and Method Statement for works affecting trees has been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the details so approved.
REASON: Details are required prior to commencement because insufficient information has been submitted with the application in this regard, to ensure that the trees to be retained are in a safe and healthy condition to the benefit 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.
8 No work relating to the construction of the development hereby approved, including works of demolition or preparation prior to operations, or internal painting or fitting out, shall take place before the hours of 0730 nor after 1800 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays nor on Sundays or recognised public holidays.
REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance Policy EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
9 No deliveries of construction materials or plant and machinery and no removal of any spoil from the site, shall take place before the hours of 0730 nor after 1800 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays nor on Sundays or recognised public holidays.
REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance with Policy EM12 of the Basingstoke and Deane Local Plan 2011-2029.
10 The developer, within one week of the commencement of development shall ensure that there is provision made for the parking and turning on site of operatives' and construction vehicles [together with storage on site of construction materials] which does not cause any obstruction of the Highway. The provision shall be retained and used for the intended purpose for the duration of the construction period and that area shall not be used for any other purposes other than the parking and turning of vehicles [and storage of construction materials respectively].
REASON: In the interests of highway safety and in accordance with Policies CM9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
11 The dwelling hereby permitted shall not be occupied until provision for the turning of vehicles and the parking of 3 vehicles has been made within the curtilage of that property in accordance with the approved Site and Location Plan JS/PLAN/02 Rev A and the areas of land so provided shall not be used for any purpose other than the turning and parking of vehicles.
REASON: In the interests of highway safety and in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029 and Policy
12 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.
REASON: To ensure adequate onsite parking provision and to discourage parking on the adjoining highway in the interest of local amenity and highway safety and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
13 No part of the development shall be occupied until cycle parking facilities have been provided on site to provide covered and secure storage for a minimum of 3 cycles. Cycle facilities shall be retained and maintained as such in perpetuity.
REASON: To make provision for cyclists and discourage the use of the car wherever possible and in accordance with Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029.
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 and or the completion of a s.106 legal agreement (in accordance with paragraphs 56-59).
In this instance:
the applicant was updated of any issues after the initial site visit;
In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.
3. The Borough Council declared a Climate Emergency during 2019 formally making this declaration at the meeting of Cabinet in September 2019. This recognises the need to take urgent action to reduce both the emissions of the Council's own activities as a service provider but also those of the wider borough. In this respect, the Council is working with consultants at present to identify appropriate actions to achieve the targets that have been set. Beyond the requirements of any conditions that may be applicable to this planning permission and the current planning policy framework, the applicant is encouraged to explore all opportunities for implementing the development in a way that minimises impact on climate change. Where this in itself might require separate permission applicants can contact the council for advice through the following link: https://www.basingstoke.gov.uk/plan-app-process. For information more generally on the Climate Emergency please visit: https://www.basingstoke.gov.uk/climateemergency.
4. The applicant is advised to ensure that the new residential accommodation employs measures to ensure a water efficiency standard of 110 litres or less per person per day.
5. If this development will result in new postal addresses or changes in addresses, please contact the council's Street Naming and Numbering team on 01256 845557 and email GMSTeam@basingstoke.gov.uk to commence the process. Details can be found on the council's website.
Interest
Name
Item No./Topic
Parish Council
Mr Foote
Item 1 - 23/02000/FUL
Parish Council
Mrs Wyatt-Tilby
Item 1 - 23/02000/FUL
Objector
Mrs Cosgrove
Item 1 - 23/02000/FUL
Support
Ms Fogarty
Item 1 - 23/02000/FUL
Support
Ms Hillier
Item 1 - 23/02000/FUL
Councillor
Carr
Item 1 - 23/02000/FUL
Support
Mr Cottrell
Item 2 - 23/00735/FUL
Support
Mr Stacey
Item 3 - 24/00483/FUL
Support
Mrs Downie
Item 3 - 24/00483/FUL
Councillor
Tomblin
Item 3 - 24/00483/FUL
Item 1 - 23/02000/FUL: Installation of ground mounted solar photovoltaic array, with associated infrastructure, security fencing, CCTV, associated cable route, private and DNO substations, landscaping and onsite biodiversity net gain. Site: Land At Lower Wyke Farm Lower Wyke St Mary Bourne Hampshire
The Committee considered the report set out on pages of 33 of 110 of the agenda with the further material set out on the addendum sheet and other matters discussed at the meeting.
The Committee discussed the proposed application which resulted in mixed views.
Members had a long discussion on whether the proposal would be suitable on the site which was located just within the North Wessex Downs National Landscape (NL) and was currently used as arable farmland.
Some Members believed that the installation would cause a harmful impact on the landscape and referred to the objection by the Landscape Officer. They also expressed their concern that the proposal conflicted with Policy EM1 of the Basingstoke and Deane Local Plan 2011-2029, Policies P5 and P7 of the St Mary Bourne Parish Neighbourhood Plan - 2016-2029 and the National Planning Policy Framework (2024).
Other Members were supportive of the proposal and complimented the Officer for a balanced report which presented the benefits and disadvantages of the application. Those Members acknowledged that there was harm to the landscape and a loss of agricultural land, but the installation of the solar panels was temporary and could be removed. It was highlighted that the solar farm would produce enough electricity to meet the energy needs of approximately 7252 homes, with an anticipated displacement of CO2 of around 6423 tonnes per annum. The development would lead to a source of renewable energy and a cut in greenhouse gas emissions.
Therefore, they considered that on balance the benefits of the application outweighed the negative impact on the landscape character of the area.
Members thought that the visual impact to the neighbouring properties would be obscured by the railway line and existing vegetation.
RESOLVED that: the application be REFUSED for the following reasons:
Reasons for Refusal
1 The development by virtue of its scale, layout and design would have an unacceptable adverse impact on the landscape character and visual amenity of the area and of the North Wessex Downs National Landscape. There are no exceptional circumstances demonstrated to justify major development in the North Wessex Downs National Landscape contrary to paragraph 190 of the National Planning Policy Framework (December 2024) and the benefits of the development would not outweigh the harms identified. The development would therefore be contrary to Policies EM8 and EM1 of the Basingstoke and Deane Local Plan 2011-2029, Policy P5 of the St Mary Bourne Parish Neighbourhood Plan - 2016-2029, the North Wessex Downs Management Plan 2019-2024 and the National Planning Policy Framework (December 2024).
Item 2 - 23/00735/FUL: Erection of 4 no. dwellings. Site: Land At Ramsdell Road Pamber End Tadley Hampshire
The Committee considered the report set out on pages of 111 of 141 of the agenda with the further material set out on the addendum sheet and other matters discussed at the meeting.
The Committee discussed the proposed application, and it was acknowledged that there was an extant permission on the site for 2 dwellings. However, concern was expressed that the proposal for 4 dwellings would result in an urbanisation of the countryside.
It was highlighted that the distance set back from the highway edge was 4 meters nearer than the extant permission and would be out of keeping with Robins Rest and the site to the North.
Some Members were content with the proposal and disagreed that the proposal was contrary to Policies EM1 and EM10 of the Local Plan as stated in the report.
Other Members supported the Officer recommendation and highlighted that the proposed development scale, design and layout would introduce an inappropriate form of residential development into a countryside location, which would not be sympathetic to the character and visual amenity of the local landscape.
RESOLVED that: the application be REFUSED for the following reasons:
Reasons for Refusal
1 The proposed development would, by virtue of its scale, design and layout, introduce an inappropriate form of residential development into a countryside location, which would not be sympathetic to, and would fail to respect and integrate with the character, visual amenity and scenic quality of the local landscape. As such the development is considered to be detrimental to the character of the area. The proposed development is therefore contrary to Sections 12 and 15 of the National Planning Policy Framework (December 2024) , Polices EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and the Design and Sustainability Supplementary Planning Document (2018).
Informative(s):-
1. In accordance with paragraph 39 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-
proactively offering a pre-application advice (in accordance with paragraphs 40-47);
seeking further information following receipt of the application;
seeking amendments to the proposed development following receipt of the application;
considering the imposition of conditions and or the completion of a s.106 legal agreement (in accordance with paragraphs 56-59).
In this instance:
the applicant was updated of any issues after the initial site visit and 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.
Item 3 - 24/00483/FUL: Erection of 1No. dwelling and detached garage with bin/cycle store. Site: Land Adjacent To Lower Farm Bungalow, Church Lane Farm, Bramley Road, Silchester, Hampshire
The Committee considered the report set out on pages of 142 of 174 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 the main area of discussion was whether the site was in a sustainable location within the countryside which resulted in a difference of opinion.
RESOLVED that: the application be APPROVED subject to the conditions and informtives listed below.
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
Site and Location Plan JS/PLAN/02 Rev A
Proposed Plans and Elevations JS/PLAN/01 Rev D
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 approved plans and application form.
REASON: In the interests of visual amenity and in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy SIL2 of the emerging Silchester Neighbourhood Plan 2024-2040.
4 No development shall take place on site above slab level until there has been submitted to and approved in writing by the Local Planning Authority a scheme of hard and soft landscaping which shall specify species, planting sizes, spacing and numbers of trees/shrubs to be planted (including replacement trees where appropriate), hard surfacing and a maintenance programme detailing all operations to be carried out in order to allow successful establishment of planting. The approved soft landscaping works approved shall be carried out in the first planting and seeding seasons following the first occupation of the building(s) or when the use hereby permitted is commenced. The approved hard landscaping works shall be implemented prior to occupation of the dwelling. Any trees or plants which, within a period of 5 years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, to be agreed in writing by the Local Planning Authority.
REASON: Details are required prior to commencement above slab level because insufficient information has been submitted with the application in this regard, to improve the appearance of the site in the interests of visual amenity in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy SIL2 of the emerging Silchester Neighbourhood Plan 2024-2040.
5 No development shall take place above 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/hedges shall be erected or planted before the dwelling hereby approved is first occupied and shall subsequently be maintained. Any trees or plants which, within a period of 5 years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, details of which shall be agreed in writing by the Local Planning Authority before replacement occurs.
REASON: Details are required prior to commencement because insufficient information has been submitted with the application in this regard, in the interests of the amenities of the area and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy SIL2 of the emerging Silchester Neighbourhood Plan 2024-2040.
6 The development hereby approved shall be carried out in accordance with the recommendations and procedures contained within Chapter 4 Impact Appraisal of the Preliminary Ecological Appraisal and Biodiversity Impact Calculation produced by The Ecology Co-op dated 11/6/2024 together with:
- a Construction Environmental Management Plan to detail how impacts on reptiles shall be mitigated against and details of any external lighting to ensure lighting is sensitive to bats. The Construction Environmental Management Plan shall be submitted to and approved in writing before any development commences on site (to include groundworks and site preparation)
- a bat sensitive lighting scheme to be submitted to and approved in writing by the Local Planning Authority prior to works above slab level.
REASON: In order to mitigate impacts on key species including bats, reptiles and nesting birds protected under The Conservation of Habitats and Species Regulations 2017 (Amended) and The Wildlife and Countryside Act 1981 (Amended) and to ensure accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 to avoiding adverse impacts on key species.
7 No development (including site preparation and groundworks) shall take place on site until a Tree Protection Plan and Method Statement for works affecting trees has been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the details so approved.
REASON: Details are required prior to commencement because insufficient information has been submitted with the application in this regard, to ensure that the trees to be retained are in a safe and healthy condition to the benefit 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.
8 No work relating to the construction of the development hereby approved, including works of demolition or preparation prior to operations, or internal painting or fitting out, shall take place before the hours of 0730 nor after 1800 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays nor on Sundays or recognised public holidays.
REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance Policy EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
9 No deliveries of construction materials or plant and machinery and no removal of any spoil from the site, shall take place before the hours of 0730 nor after 1800 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays nor on Sundays or recognised public holidays.
REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance with Policy EM12 of the Basingstoke and Deane Local Plan 2011-2029.
10 The developer, within one week of the commencement of development shall ensure that there is provision made for the parking and turning on site of operatives' and construction vehicles [together with storage on site of construction materials] which does not cause any obstruction of the Highway. The provision shall be retained and used for the intended purpose for the duration of the construction period and that area shall not be used for any other purposes other than the parking and turning of vehicles [and storage of construction materials respectively].
REASON: In the interests of highway safety and in accordance with Policies CM9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
11 The dwelling hereby permitted shall not be occupied until provision for the turning of vehicles and the parking of 3 vehicles has been made within the curtilage of that property in accordance with the approved Site and Location Plan JS/PLAN/02 Rev A and the areas of land so provided shall not be used for any purpose other than the turning and parking of vehicles.
REASON: In the interests of highway safety and in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029 and Policy
12 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.
REASON: To ensure adequate onsite parking provision and to discourage parking on the adjoining highway in the interest of local amenity and highway safety and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
13 No part of the development shall be occupied until cycle parking facilities have been provided on site to provide covered and secure storage for a minimum of 3 cycles. Cycle facilities shall be retained and maintained as such in perpetuity.
REASON: To make provision for cyclists and discourage the use of the car wherever possible and in accordance with Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029.
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 and or the completion of a s.106 legal agreement (in accordance with paragraphs 56-59).
In this instance:
the applicant was updated of any issues after the initial site visit;
In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.
3. The Borough Council declared a Climate Emergency during 2019 formally making this declaration at the meeting of Cabinet in September 2019. This recognises the need to take urgent action to reduce both the emissions of the Council's own activities as a service provider but also those of the wider borough. In this respect, the Council is working with consultants at present to identify appropriate actions to achieve the targets that have been set. Beyond the requirements of any conditions that may be applicable to this planning permission and the current planning policy framework, the applicant is encouraged to explore all opportunities for implementing the development in a way that minimises impact on climate change. Where this in itself might require separate permission applicants can contact the council for advice through the following link: https://www.basingstoke.gov.uk/plan-app-process. For information more generally on the Climate Emergency please visit: https://www.basingstoke.gov.uk/climateemergency.
4. The applicant is advised to ensure that the new residential accommodation employs measures to ensure a water efficiency standard of 110 litres or less per person per day.
5. If this development will result in new postal addresses or changes in addresses, please contact the council's Street Naming and Numbering team on 01256 845557 and email GMSTeam@basingstoke.gov.uk to commence the process. Details can be found on the council's website.
6
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
7
Confidential/ exempt items for information
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