Basingstoke & Dean Borough Council
Councillors:
54
Wards:
18
Committees:
22
Meetings (2025):
74
Meetings (2024):
72
Meeting
Development Control Committee - Basingstoke & Dean
Meeting Times
Scheduled Time
Start:
Wednesday, 6th August 2025
6:30 PM
Wednesday, 6th August 2025
6:30 PM
End:
Wednesday, 6th August 2025
9:30 PM
Wednesday, 6th August 2025
9:30 PM
Meeting Status
Status:
Confirmed
Confirmed
Date:
06 Aug 2025
06 Aug 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
Vice-Chair of the Resources Committee
Committee Member
Officer
Assistant Planning Manager
Katherine Fitzherbert-Green
Expected
Officer
Sue Tarvit
Expected
Reserve
Vice-Chair of the Licensing Committee
Committee Member
Chair
Chair of Development Control Committee
Councillor Tony Durrant
Basingstoke & Deane Independent Group
Apologies, sent representative
View Profile
Reserve
Deputy Leader of the Labour Group and Chair of the Environment and Infrastructure Committee
Agenda
1
Apologies for absence and substitutions
Minutes
Councillor Bound was replaced by Councillor Johnstone.
Councillor Durrant was replaced by Councillor Oborn.
Councillor Grassi sent her apologies.
Councillor Durrant was replaced by Councillor Oborn.
Councillor Grassi sent her apologies.
2
Declarations of interest
Minutes
Councillor Oborn declared an interest in application number 24/00446/FUL as the applicant was his neighbour and stood down from the Committee for that item.
3
Urgent matters
To consider any items of business, other than those shown on this agenda and which, by reason of special circumstances to be stated at the meeting, in the opinion of the Chairman, should be considered at the meeting as a matter of urgency
Minutes
There were no urgent matters.
4
Minutes of the meetings held on the 25th June and 9th July 2025
The Chair will move that the minutes of the meetings held on the 25th June and 9th July 2025 be signed as a correct record.
The only part of the minutes that can be discussed is their accuracy.
The only part of the minutes that can be discussed is their accuracy.
Attachments:
- Document Minutes of the meeting held on the 25th June 2025 28 Jul 2025
- Document Minutes of the meeting held on the 9th July 2025 28 Jul 2025
Minutes
The Chair confirmed that the minutes of the meeting held on the 25th June and 9th July 2025 were confirmed by the Committee as a correct record.
5
Applications for planning permission and public participation thereon
This report details the planning applications to the Committee for consideration and decision.
Contact Officer: Planning and Development Manager
Wards Affected: Bramley, Evingar, Tadley North, Kingsclere & Baughurst
Contact Officer: Planning and Development Manager
Wards Affected: Bramley, Evingar, Tadley North, Kingsclere & Baughurst
Attachments:
- Document Report 28 Jul 2025
- Document Index 28 Jul 2025
- Document Applications 28 Jul 2025
- Document Update Paper Front Sheet 28 Jul 2025
- Document 6 August 2025 - Update Paper 28 Jul 2025
Minutes
The following Public Participation took place:
Interest
Name
Item No./Topic
Parish Council
Mr Mussett
Item 1 - 24/00852/FUL
Objector
Mr Openshaw
Item 1 - 24/00852/FUL
Support
Mr Boundy
Item 1 - 24/00852/FUL
Councillor
Conquest
Item 1 - 24/00852/FUL
Support
Ms Goulding
Item 3 - 24/00446/FUL
Objector
Mr Robinson
Item 6 - T/00121/25/TPO
Item 1 - 24/00852/FUL: Installation, operation and decommissioning of renewable energy generating station comprising ground-mounted photovoltaic solar arrays together with transformer/inverter stations, site accesses, internal access tracks, security measures, access gates, other ancillary infrastructure and landscaping and biodiversity enhancements. Site: Land At Strattons Farm Newbury Road Kingsclere Hampshire
The Committee considered the report set out on pages of 57 of 147 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 at length.
Concern was expressed that the proposed development would impact both the local landscape character of the area and the setting of the National Landscape.
A discussion took place as to whether an Environmental Impact Assessment (EIA) should have been provided with the application to assist members in their deliberations.
It was recognised that the report advised that the application was “screened” under Screening Request Ref. 23/03072/ENSC in accordance with criteria set out within the Regulations and the development was determined to not exceed thresholds set out within the 2017 Regulations for requiring EIA and would be unlikely to have significant effects by virtue of the size, scale and characteristics of the development.
Members were perplexed with the competing information supplied within the update paper. But it was acknowledged that officers were obliged to present the comments received regardless of whether they were relevant or material to the application.
Members agreed to defer the application for a further briefing to questions officers on the additional information received.
RESOLVED that: the application be DEFERRED for a Technical Briefing.
Item 2 - 23/03165/FUL: Two storey side extension and a single-storey front extension to the public house for increased capacity and to provide C1 overnight accommodation, single storey rear extension to public house, car park extension and a single storey outbuilding equipped for catering and WC facilities. Site: Royal Oak Hydes Platt Ecchinswell Newbury
The Committee considered the report set out on pages of 148 of 199 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 in favour of the improvements to the facilities and services to improve the vitality and viability of the public house.
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:
Proposed Site Plan - drawing no. 422-ACG-XX-ZZ-DR-A-2001 Rev P11
Proposed Block Plan - drawing no. 422-ACG-XX-ZZ-DR-A-1051 Rev P6
Proposed Pub Ground Floor - drawing no. 422-ACG-XX-00-DR-A-2204 Rev P12
Proposed Pub First Floor - drawing no. 422-ACG-XX-01-DR-A-2205 Rev P11
Proposed Pub Elevations - drawing no. 422-ACG-XX-ZZ-DR-A-4000 Rev P12
Proposed Pub Roof Plan - drawing no. 422-ACG-XX-RF-DR-A-2206 Rev P11
Proposed Garden Building Floor Plans and Elevations - drawing no. 422-ACG-XX-ZZ-DR-A-2201 Rev P8
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 Prior to the commencement of development (including any demolition, site clearance and preparation), a Biodiversity Net Gain Habitat Monitoring and Management Plan (HMMP) shall be submitted to and approved in writing by the Local Planning Authority. The Plan shall deliver a minimum of 1.97 Habitat Units and 0.13 Hedgerow Units as stipulated in the Biodiversity Metric by AEWC dated 6/12/2023.
The HMMP will include the results of the provided Biodiversity Metric species specific enhancements as featured in Chapter 7 Enhancements of the Biodiversity Net Gain Assessment dated 11/2023 and include the following:
a) Description and evaluation of features to be managed and enhanced.
b) Extent and location/area of proposed enhancement works on appropriate scale maps and plans to include species/faunal enhancement measures.
c) Ecological trends and constraints on site that might influence management.
d) Aims and Objectives of management.
e) Appropriate management Actions for achieving Aims and Objectives
f) An annual work programme (to cover an initial 5-year period)
g) Details of the specialist ecological management body or organisation responsible for responsible for implementation of the Plan
h) For each of the first 5 years of the Plan, a progress report sent to the LPA reporting on progress of the annual work programme and confirmation of required Actions for the next 12-month period.
i) The Plan will be reviewed and updated every 5 years and implemented for perpetuity.
The Plan shall include details of the legal and funding mechanisms by which the long term implementation of the Plan will be secured by the developer with the specialist ecological management body or organisation responsible for its delivery. The Plan shall also set out (where the results from the monitoring show that the Aims and Objectives of the HMMP are not being met) how contingencies and/or remedial action will be identified, agreed and implemented so that the development still delivers the Objectives of the originally approved Plan. The approved Plan will be implemented in accordance with the approved details.
REASON: In order to provide long-term net gains for biodiversity in line with the Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029, Policy ESBG12 of the Ecchinswell, Sydmonton and Bishops Green Neighbourhood Plan 2021-2039, Environment Act 2021 and Section 15 of the National Planning Policy Framework (2024).
4 No development shall take place until the applicant has secured the implementation of a programme of archaeological mitigation in accordance with a written specification that has been submitted to and approved in writing by the Local Planning Authority. The development shall then proceed in strict accordance with the approved details.
REASON: Details are required prior to commencement because insufficient information has been submitted with the application in this regard, to minimise the risk of accidental damage to the site of archaeological interest in accordance with the advice contained within Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029 and the National Planning Policy Framework (2024).
5 The proposed development shall not commence (other than demolition, roof repairs and internal alterations of the existing buildings) on site until a noise assessment has been submitted to and approved in writing by the Local Planning Authority. The scheme shall outline mitigation necessary to ensure that the combined rating level of the noise emitted from all plant and equipment shall not exceed the existing background level at any premises used for residential purposes surrounding the site when assessed in accordance with BS 4142:2014+A1(2019). The scheme shall be implemented before the use of the plant and equipment commences and shall be thereafter maintained in accordance with the approved details.
REASON: In the interests of residential amenity and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
6 Prior to the installation of any plant and equipment, a scheme containing full details of arrangements for internal air extraction, odour control, and discharge to atmosphere from cooking operations, including any external ducting and flues, and necessary noise control measures determined in accordance with the Control of Odour and Noise from Commercial Kitchen Exhaust Systems (EMAQ 2018) document, shall be submitted to and approved in writing by the Local Planning Authority. The works detailed in the approved scheme shall be installed in their entirety before the use of the plant and equipment commences. The plant and equipment shall thereafter be maintained in accordance with the manufacturer's instructions and operated at all times when cooking is being carried out.
REASON: In the interests of residential amenity and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
7 No development (excluding demolition and site clearance) shall commence on site until a detailed surface water drainage scheme for the site has been submitted to and approved in writing by the Local Planning Authority. The design shall be based upon the principles of the Drainage Report and Technical Statement produced by Scott White and Hookins dated 20.12.2023 and 31.07.2024, respectively. The surface water drainage scheme shall be constructed in accordance with the approved details prior to any of the extensions hereby approved being used and shall be thereafter maintained as approved.
REASON: To ensure that sustainable drainage systems are used to prevent flooding in in accordance with Policy EM7 of the Basingstoke and Deane Local Plan 2011- 2029 and the National Planning Policy Framework.
8 No development (including any demolition, site clearance and preparation) 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 Policy EM1 of the Basingstoke and Deane Local Plan 2011-2029 and Policy ESBG13 of the Ecchinswell, Sydmonton and Bishops Green Neighbourhood Plan 2021-2039.
9 Notwithstanding information shown on the approved drawings, no works above slab level (other than demolition, roof repairs and internal alterations of the existing buildings) shall commence on site until details of materials and finishes have been submitted to and approved by the Local Planning Authority in writing. The submitted details should include physical samples, including on-site sample panels as applicable. These requirements include provision of information relating to:
· The material, colour, finish, size and source of bricks;
· Combined with the above, the material, colour, finish, profile and source of jointing mortar;
· The material, colour, finish and source of weatherboarding;
· The material, colour, finish and source of hanging tiles;
· The material, size, texture, colour, profile, and source of roofing materials;
· The proposed rainwater goods.
The works shall then proceed in strict accordance with the approved details. All works of repair and making good to the building shall be undertaken using materials and finishes, workmanship and detailing to match that of the existing building.
REASON: Details are required prior to commencement of work/development to ensure preservation of the significance and/or setting of a heritage asset in accordance with Policies EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029, Policy ESBG6 of the Ecchinswell, Sydmonton and Bishops Green Neighbourhood Plan 2021-2039 and the guidance contained within Section 16 of the National Planning Policy Framework (2024),
10 Notwithstanding the information shown on the approved drawings, no related installations shall commence on site until full working details of all windows, rooflights, dormers, external doors, metal railings, external staircase and the Juliet balcony and related joinery, hereby approved, have been submitted to and approved in writing by the Local Planning Authority. Details shall include annotated elevations, sections and plans which are referenced to the approved plans. These details shall illustrate the nature of materials and finishes, framing elements, glazing, glazing units, glazing bars, and methods of opening. Drawings shall be at a minimum scale of 1:20 and with details at 1:5 and 1:1 as appropriate. The works shall then proceed in strict accordance with the approved details.
REASON: Details are required prior to commencement of the relevant installation to ensure preservation of the significance and/or setting of a heritage asset in accordance with Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029 and Policy ESBG6 of the Ecchinswell, Sydmonton and Bishops Green Neighbourhood Plan 2021-2039 and the guidance contained within Section 16 of the National Planning Policy Framework (2024).
11 The development hereby approved shall be undertaken in accordance with recommendations and procedures contained within Chapter 6 Conclusions and Recommendations of the Extended Phase 1 Habitat Survey by AEWC dated 11/2023.
REASON: In order to mitigate impacts on key species including bats, badgers and nesting birds in line with the Conservation of Habitats and Species Act 2019 (amended), The Wildlife and Countryside Act 1981(amended) and the Badgers Act 1992 and to comply with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 and Policy ESBG12 of the Ecchinswell, Sydmonton and Bishops Green Neighbourhood Plan 2021-2039.
12 The proposed development shall not be brought into use until the car parking area shown on drawing Proposed Site Plan - drawing no. 422-ACG-XX-ZZ-DR-A-2001 Rev P11has been provided, marked out and thereafter maintained for car parking for the lifetime of the development and used for no other purpose.
REASON: To ensure adequate space within the site for vehicle movements and parking provision with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029.
13 No part of the development shall be occupied until details of cycle storage have been submitted to and approved in writing by the Local Planning Authority. Such drawings shall show the position, design, materials and finishes thereof. The approved cycle storage shall be installed prior to first use of the development and shall be carried out, and thereafter maintained, in accordance with the approved details.
REASON: Details are required prior to occupation because insufficient information has been submitted with the application in this regard, to improve provision for cyclists and discourage the use of the car wherever possible and in accordance with Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029.
14 No part of the development hereby permitted shall be occupied until landscaping details have been submitted to and approved in writing by the Local Planning Authority. The landscaping details shall provide as a minimum:
· Hard landscape details shall include the design, type, position and scale of boundary treatments, boundary treatment materials (including finishes) and hardsurfacing materials.
· Soft landscape details shall include full planting plans, specification (including cultivation and other operations associated with plant and grass establishment), schedules of plants, noting species, planting sizes and proposed numbers /densities where appropriate. The landscaping scheme shall where reasonably practicable retain and enhance the existing boundary hedgerows.
· Tree planting and replacement planting schedule to include the details of the new tree genus and species with use of native species where appropriate as well as tree sizes and pit rooting details following advice contained within BS:8545: 2014 Trees: From nursery to independence in the landscape - Recommendations;
· The specification of tree planting pits together with a method statement for their construction and details of any irrigation or drainage infrastructure, tree root barriers (if necessary) to prevent damage or disruption to any proposed hard surfacing or underground services, drains or other infrastructure (including details of the location of external lighting) sufficient to demonstrate how the development is to be serviced without conflict to tree planting, with allowance for reasonable growth. Where applicable, tree pits shall utilise shared trenches and soil cells to allow adequate rooting area to extend underneath the proposed hard surfacing.
· An implementation programme.
· A Landscape Management Plan setting out management responsibilities and maintenance schedules for all landscaped areas outside of residential curtilages to address all operations to be carried out in order to allow successful establishment of planting and the long term maintenance of the landscaping in perpetuity, and including provisions for review at least every five years).
The development shall be carried out and thereafter maintained in accordance with the details so approved. Any trees or plants which, within a period of five years after planting, are removed, die or become seriously damaged or defective, shall be replaced in the next planting season with others of species, size and number as originally approved, to be agreed in writing by the Local Planning Authority.
REASON: To ensure the provision, establishment and maintenance of a high standard of landscape in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy ESBG13 of the Ecchinswell, Sydmonton and Bishops Green Neighbourhood Plan 2021-2039.
15 No external lights shall be installed until a fully detailed external lighting scheme has been submitted to and approved in writing by the Local Planning Authority. The external lighting scheme shall include full lighting specifications and address the cumulative effects of all external lighting sources upon nocturnal animals sensitive to external lighting (principally bats). The lighting shall be installed before the development is first occupied and shall thereafter be operated and maintained in accordance with the approved scheme.
REASON: In the interests of the amenities of the area and potential impact upon foraging bats in accordance with Policies EM1 and EM4 of the Basingstoke and Deane Local Plan 2011-2029 and Policy ESBG12 of the Ecchinswell, Sydmonton and Bishops Green Neighbourhood Plan 2021-2039. Details are required in the absence of being provided within the application documentation.
16 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 with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
17 No deliveries of construction materials or plant and machinery and no removal of any spoil from the site shall take place before the hours of 0730 nor after 1800 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays nor on Sundays or recognised public holidays.
REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
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 (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 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."
5. The following recommendations are provided to further reduce the likelihood of impacts on Great Crested Newts:
Removal of materials by hand. If any great crested newts are discovered during the removal of materials, materials should be replaced immediately and a suitably qualified ecologist contacted prior to works resuming.
Any trenches left overnight should be covered or provided with ramps to prevent great crested newts from becoming trapped.
Any building materials such as bricks, stone etc. should be stored on pallets to discourage great crested newts from using them as shelter.
Any demolition materials should be stored in skips or similar containers rather than in piles on the ground.
If the applicant wishes to completely avoid any risks relating to great crested newts, they have the option to enquire for a District Licence, which provides full legal cover for any impacts to great crested newts and therefore removes the risk of having to stop works if great crested newts are found on site. More details on the District Licensing Scheme operated by the council can be found at https://naturespaceuk.com/.
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 Leaflet on the BDBC website http://www.basingstoke.gov.uk /services/envhealth/contaminatedland.htm. 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. REASON: To ensure any soil, gas or water contamination on the site is remediated to protect the occupiers of the application site and/or adjacent land and in accordance with Policy EM12 of the Basingstoke and Deane Local Plan 2011-2029.
7. The lighting scheme should comply with the Institution of Lighting Professionals Guidance Note for the reduction of obtrusive light 2021 (or later versions). It should be designed so that it is the minimum needed for security and operational processes and be installed to minimise potential pollution caused by glare and spillage.
The guidance advises that, where an area to be lit lies on the boundary of two zones or can be observed from another zone, the limits used should be those applicable to the most rigorous zone
8. The tree reports will be based on a tree survey carried out in accordance with the British Standard BS 5837 2012 'Trees in Relation to Design, Demolition and Construction'. Further helpful advice is contained in the council's adopted Landscape and Biodiversity Supplementary Planning Document (2008).
9. The applicant is reminded that this approval does not give any indication of any consent necessary under the Town and Country Planning (Control of Advertisements) Regulations 1992 which may or may not be required nor any indication that such consent will be forthcoming. The applicant is advised to contact the Planning and Development Manager in this regard.
Item 3 - 24/00446/FUL: Erection of tractor shed on site and change of use of land from Agricultural to Residential. Site: Cufaude, Cufaude Lane, Bramley, Hampshire
The Committee considered the report set out on pages of 200 of 199 of the agenda 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 001 PL01 received 12 March 2024
Proposed Block Plan - drawing no 003 PL01 received 25 July 2025
Proposed Site Plan - Drawing no 008 PL01 received 17 July 2025
Proposed Floor Plan and Elevations - drawing no 005 PL01 received 17 July 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 approved drawings.
REASON: In the interests of visual amenity and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy D1 of the Bramley Neighbourhood Plan 2011-2029.
4 The development hereby permitted shall be carried out in accordance with the recommendations and procedures contained within Chapter 6 Predicted Impacts, Mitigation and Enhancements of the Ecological Assessment by Derek Finnie Architects dated 2/2025.
REASON: In order to mitigate impacts on key species such as amphibians, nesting birds, bats and badgers as protected under wildlife legislation including the conservation of Habitats and Species Regulations 2017 (Amended), The Wildlife and Countryside Act 1981 (Amended) and the Badgers Act 1992 and to ensure accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 and Policy RE3 of the Bramley Neighbourhood Plan 2011-2029.
5 Prior to the commencement of development, a Biodiversity Enhancement and Management Plan (BEMP) shall be submitted to and approved in writing by the Local Planning Authority that sets out the implementation (including timescale) and delivery of onsite habitat and species enhancements informed by the supporting Biodiversity Net Gain Statement by Collington Winter Environmental dated 12/2023. The BEMP shall include the results of the final version of the Biodiversity Metric that supports the Biodiversity Gain Plan and set out a 30-year management and monitoring plan that delivers the proposed habitat creation and enhancement measures. The approved Plan shall be implemented in accordance with the approved details.
REASON: To meet with the Conservation of Habitats and Species Regulations 2017 and the Wildlife and Countryside Act 1981 (as amended) in relation to protected and notable species and to provide net gains for biodiversity in line with the Environment Act 2021, Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029, Policy RE3 of the Bramley Neighbourhood Plan 2011-2029 and Section 15 of the National Planning Policy Framework (2024).
6 Notwithstanding the approved plans prior to any installation, details of any external lighting shall first be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out and thereafter maintained in accordance with this plan. No other external lighting shall be erected within site, at any time, other than that approved.
REASON: In the interests of the visual amenities and character and appearance of the area, to minimise light spill and to avoid harmful impacts upon the sites biodiversity interests and Landscape in accordance with Policies EM1, EM4 and EM10 of the Basingstoke and Deane Local Plan 2011-2029, Policies D1 and RE3 of the Bramley Neighbourhood Plan 2011-2029 and the National Planning Policy Framework (2024).
7 The change of use of the agricultural to garden land shall not commence until a plan indicating the positions, design, materials and type of screen walls/fences/ hedges/gates to be erected or planted have been submitted to and approved in writing by the Local Planning Authority. The approved screen walls/fences/ gates/hedges shall be erected or planted before the change of use of the agricultural to residential is implemented as detailed within 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: 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 Policies D1 and RE3 of the Bramley Neighbourhood Plan 2011-2029.
Informative(s):-
1. 1.1 The applicant's attention is drawn to the fact that the above conditions (if any), must be complied with in full, failure to do so may result in enforcement action being instigated.
1.2 This permission may contain pre-commencement conditions which require specific matters to be submitted and approved in writing by the Local Planning Authority before a specified stage in the development occurs. This means that a lawful commencement of the approved development CANNOT be made until the particular requirements of the pre-commencement conditions have been met.
1.3 The applicant's attention is drawn to the fact that the Local Planning Authority has a period of up to eight weeks to determine details submitted in respect of a condition or limitation attached to a grant of planning permission. It is likely that in most cases the determination period will be shorter than eight weeks, however, the applicant is advised to schedule this time period into any programme of works. A fee will be required for requests for discharge of any consent, agreement, or approval required by a planning condition. A fee is payable for each submission made regardless of the number of conditions for which approval is sought. Details of the required fee can be found on our website - https://www.basingstoke.gov.uk/plan-app-process?chapter=81324#chapter81324 . Requests must be made using the standard application form (available online) or set out in writing clearly identifying the relevant planning application and condition(s) which they are seeking approval for.
2. In accordance with paragraph 39 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-
seeking 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. In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application. 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 should note that the red line shown on the approved drawings is not accepted by the Local Planning Authority as the domestic curtilage associated with this property.
5. The applicant is advised that all traffic associated with the construction and future use of the proposed agricultural building should enter and leave the site via the existing agricultural access to the north-west of the proposed building and not via the residential access to the south onto Cufaude Lane due to the restricted visibility for slower moving vehicles in relation to the bend in the highway.
6. The applicant is advised that the boundary treatment demarcating the extended residential garden land required by Condition 7 should be of a type and design commensurate with the rural location and landscape character, such as post and rail fencing supporting native hedgerow.
Interest
Name
Item No./Topic
Parish Council
Mr Mussett
Item 1 - 24/00852/FUL
Objector
Mr Openshaw
Item 1 - 24/00852/FUL
Support
Mr Boundy
Item 1 - 24/00852/FUL
Councillor
Conquest
Item 1 - 24/00852/FUL
Support
Ms Goulding
Item 3 - 24/00446/FUL
Objector
Mr Robinson
Item 6 - T/00121/25/TPO
Item 1 - 24/00852/FUL: Installation, operation and decommissioning of renewable energy generating station comprising ground-mounted photovoltaic solar arrays together with transformer/inverter stations, site accesses, internal access tracks, security measures, access gates, other ancillary infrastructure and landscaping and biodiversity enhancements. Site: Land At Strattons Farm Newbury Road Kingsclere Hampshire
The Committee considered the report set out on pages of 57 of 147 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 at length.
Concern was expressed that the proposed development would impact both the local landscape character of the area and the setting of the National Landscape.
A discussion took place as to whether an Environmental Impact Assessment (EIA) should have been provided with the application to assist members in their deliberations.
It was recognised that the report advised that the application was “screened” under Screening Request Ref. 23/03072/ENSC in accordance with criteria set out within the Regulations and the development was determined to not exceed thresholds set out within the 2017 Regulations for requiring EIA and would be unlikely to have significant effects by virtue of the size, scale and characteristics of the development.
Members were perplexed with the competing information supplied within the update paper. But it was acknowledged that officers were obliged to present the comments received regardless of whether they were relevant or material to the application.
Members agreed to defer the application for a further briefing to questions officers on the additional information received.
RESOLVED that: the application be DEFERRED for a Technical Briefing.
Item 2 - 23/03165/FUL: Two storey side extension and a single-storey front extension to the public house for increased capacity and to provide C1 overnight accommodation, single storey rear extension to public house, car park extension and a single storey outbuilding equipped for catering and WC facilities. Site: Royal Oak Hydes Platt Ecchinswell Newbury
The Committee considered the report set out on pages of 148 of 199 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 in favour of the improvements to the facilities and services to improve the vitality and viability of the public house.
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:
Proposed Site Plan - drawing no. 422-ACG-XX-ZZ-DR-A-2001 Rev P11
Proposed Block Plan - drawing no. 422-ACG-XX-ZZ-DR-A-1051 Rev P6
Proposed Pub Ground Floor - drawing no. 422-ACG-XX-00-DR-A-2204 Rev P12
Proposed Pub First Floor - drawing no. 422-ACG-XX-01-DR-A-2205 Rev P11
Proposed Pub Elevations - drawing no. 422-ACG-XX-ZZ-DR-A-4000 Rev P12
Proposed Pub Roof Plan - drawing no. 422-ACG-XX-RF-DR-A-2206 Rev P11
Proposed Garden Building Floor Plans and Elevations - drawing no. 422-ACG-XX-ZZ-DR-A-2201 Rev P8
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 Prior to the commencement of development (including any demolition, site clearance and preparation), a Biodiversity Net Gain Habitat Monitoring and Management Plan (HMMP) shall be submitted to and approved in writing by the Local Planning Authority. The Plan shall deliver a minimum of 1.97 Habitat Units and 0.13 Hedgerow Units as stipulated in the Biodiversity Metric by AEWC dated 6/12/2023.
The HMMP will include the results of the provided Biodiversity Metric species specific enhancements as featured in Chapter 7 Enhancements of the Biodiversity Net Gain Assessment dated 11/2023 and include the following:
a) Description and evaluation of features to be managed and enhanced.
b) Extent and location/area of proposed enhancement works on appropriate scale maps and plans to include species/faunal enhancement measures.
c) Ecological trends and constraints on site that might influence management.
d) Aims and Objectives of management.
e) Appropriate management Actions for achieving Aims and Objectives
f) An annual work programme (to cover an initial 5-year period)
g) Details of the specialist ecological management body or organisation responsible for responsible for implementation of the Plan
h) For each of the first 5 years of the Plan, a progress report sent to the LPA reporting on progress of the annual work programme and confirmation of required Actions for the next 12-month period.
i) The Plan will be reviewed and updated every 5 years and implemented for perpetuity.
The Plan shall include details of the legal and funding mechanisms by which the long term implementation of the Plan will be secured by the developer with the specialist ecological management body or organisation responsible for its delivery. The Plan shall also set out (where the results from the monitoring show that the Aims and Objectives of the HMMP are not being met) how contingencies and/or remedial action will be identified, agreed and implemented so that the development still delivers the Objectives of the originally approved Plan. The approved Plan will be implemented in accordance with the approved details.
REASON: In order to provide long-term net gains for biodiversity in line with the Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029, Policy ESBG12 of the Ecchinswell, Sydmonton and Bishops Green Neighbourhood Plan 2021-2039, Environment Act 2021 and Section 15 of the National Planning Policy Framework (2024).
4 No development shall take place until the applicant has secured the implementation of a programme of archaeological mitigation in accordance with a written specification that has been submitted to and approved in writing by the Local Planning Authority. The development shall then proceed in strict accordance with the approved details.
REASON: Details are required prior to commencement because insufficient information has been submitted with the application in this regard, to minimise the risk of accidental damage to the site of archaeological interest in accordance with the advice contained within Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029 and the National Planning Policy Framework (2024).
5 The proposed development shall not commence (other than demolition, roof repairs and internal alterations of the existing buildings) on site until a noise assessment has been submitted to and approved in writing by the Local Planning Authority. The scheme shall outline mitigation necessary to ensure that the combined rating level of the noise emitted from all plant and equipment shall not exceed the existing background level at any premises used for residential purposes surrounding the site when assessed in accordance with BS 4142:2014+A1(2019). The scheme shall be implemented before the use of the plant and equipment commences and shall be thereafter maintained in accordance with the approved details.
REASON: In the interests of residential amenity and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
6 Prior to the installation of any plant and equipment, a scheme containing full details of arrangements for internal air extraction, odour control, and discharge to atmosphere from cooking operations, including any external ducting and flues, and necessary noise control measures determined in accordance with the Control of Odour and Noise from Commercial Kitchen Exhaust Systems (EMAQ 2018) document, shall be submitted to and approved in writing by the Local Planning Authority. The works detailed in the approved scheme shall be installed in their entirety before the use of the plant and equipment commences. The plant and equipment shall thereafter be maintained in accordance with the manufacturer's instructions and operated at all times when cooking is being carried out.
REASON: In the interests of residential amenity and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
7 No development (excluding demolition and site clearance) shall commence on site until a detailed surface water drainage scheme for the site has been submitted to and approved in writing by the Local Planning Authority. The design shall be based upon the principles of the Drainage Report and Technical Statement produced by Scott White and Hookins dated 20.12.2023 and 31.07.2024, respectively. The surface water drainage scheme shall be constructed in accordance with the approved details prior to any of the extensions hereby approved being used and shall be thereafter maintained as approved.
REASON: To ensure that sustainable drainage systems are used to prevent flooding in in accordance with Policy EM7 of the Basingstoke and Deane Local Plan 2011- 2029 and the National Planning Policy Framework.
8 No development (including any demolition, site clearance and preparation) 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 Policy EM1 of the Basingstoke and Deane Local Plan 2011-2029 and Policy ESBG13 of the Ecchinswell, Sydmonton and Bishops Green Neighbourhood Plan 2021-2039.
9 Notwithstanding information shown on the approved drawings, no works above slab level (other than demolition, roof repairs and internal alterations of the existing buildings) shall commence on site until details of materials and finishes have been submitted to and approved by the Local Planning Authority in writing. The submitted details should include physical samples, including on-site sample panels as applicable. These requirements include provision of information relating to:
· The material, colour, finish, size and source of bricks;
· Combined with the above, the material, colour, finish, profile and source of jointing mortar;
· The material, colour, finish and source of weatherboarding;
· The material, colour, finish and source of hanging tiles;
· The material, size, texture, colour, profile, and source of roofing materials;
· The proposed rainwater goods.
The works shall then proceed in strict accordance with the approved details. All works of repair and making good to the building shall be undertaken using materials and finishes, workmanship and detailing to match that of the existing building.
REASON: Details are required prior to commencement of work/development to ensure preservation of the significance and/or setting of a heritage asset in accordance with Policies EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029, Policy ESBG6 of the Ecchinswell, Sydmonton and Bishops Green Neighbourhood Plan 2021-2039 and the guidance contained within Section 16 of the National Planning Policy Framework (2024),
10 Notwithstanding the information shown on the approved drawings, no related installations shall commence on site until full working details of all windows, rooflights, dormers, external doors, metal railings, external staircase and the Juliet balcony and related joinery, hereby approved, have been submitted to and approved in writing by the Local Planning Authority. Details shall include annotated elevations, sections and plans which are referenced to the approved plans. These details shall illustrate the nature of materials and finishes, framing elements, glazing, glazing units, glazing bars, and methods of opening. Drawings shall be at a minimum scale of 1:20 and with details at 1:5 and 1:1 as appropriate. The works shall then proceed in strict accordance with the approved details.
REASON: Details are required prior to commencement of the relevant installation to ensure preservation of the significance and/or setting of a heritage asset in accordance with Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029 and Policy ESBG6 of the Ecchinswell, Sydmonton and Bishops Green Neighbourhood Plan 2021-2039 and the guidance contained within Section 16 of the National Planning Policy Framework (2024).
11 The development hereby approved shall be undertaken in accordance with recommendations and procedures contained within Chapter 6 Conclusions and Recommendations of the Extended Phase 1 Habitat Survey by AEWC dated 11/2023.
REASON: In order to mitigate impacts on key species including bats, badgers and nesting birds in line with the Conservation of Habitats and Species Act 2019 (amended), The Wildlife and Countryside Act 1981(amended) and the Badgers Act 1992 and to comply with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 and Policy ESBG12 of the Ecchinswell, Sydmonton and Bishops Green Neighbourhood Plan 2021-2039.
12 The proposed development shall not be brought into use until the car parking area shown on drawing Proposed Site Plan - drawing no. 422-ACG-XX-ZZ-DR-A-2001 Rev P11has been provided, marked out and thereafter maintained for car parking for the lifetime of the development and used for no other purpose.
REASON: To ensure adequate space within the site for vehicle movements and parking provision with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029.
13 No part of the development shall be occupied until details of cycle storage have been submitted to and approved in writing by the Local Planning Authority. Such drawings shall show the position, design, materials and finishes thereof. The approved cycle storage shall be installed prior to first use of the development and shall be carried out, and thereafter maintained, in accordance with the approved details.
REASON: Details are required prior to occupation because insufficient information has been submitted with the application in this regard, to improve provision for cyclists and discourage the use of the car wherever possible and in accordance with Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029.
14 No part of the development hereby permitted shall be occupied until landscaping details have been submitted to and approved in writing by the Local Planning Authority. The landscaping details shall provide as a minimum:
· Hard landscape details shall include the design, type, position and scale of boundary treatments, boundary treatment materials (including finishes) and hardsurfacing materials.
· Soft landscape details shall include full planting plans, specification (including cultivation and other operations associated with plant and grass establishment), schedules of plants, noting species, planting sizes and proposed numbers /densities where appropriate. The landscaping scheme shall where reasonably practicable retain and enhance the existing boundary hedgerows.
· Tree planting and replacement planting schedule to include the details of the new tree genus and species with use of native species where appropriate as well as tree sizes and pit rooting details following advice contained within BS:8545: 2014 Trees: From nursery to independence in the landscape - Recommendations;
· The specification of tree planting pits together with a method statement for their construction and details of any irrigation or drainage infrastructure, tree root barriers (if necessary) to prevent damage or disruption to any proposed hard surfacing or underground services, drains or other infrastructure (including details of the location of external lighting) sufficient to demonstrate how the development is to be serviced without conflict to tree planting, with allowance for reasonable growth. Where applicable, tree pits shall utilise shared trenches and soil cells to allow adequate rooting area to extend underneath the proposed hard surfacing.
· An implementation programme.
· A Landscape Management Plan setting out management responsibilities and maintenance schedules for all landscaped areas outside of residential curtilages to address all operations to be carried out in order to allow successful establishment of planting and the long term maintenance of the landscaping in perpetuity, and including provisions for review at least every five years).
The development shall be carried out and thereafter maintained in accordance with the details so approved. Any trees or plants which, within a period of five years after planting, are removed, die or become seriously damaged or defective, shall be replaced in the next planting season with others of species, size and number as originally approved, to be agreed in writing by the Local Planning Authority.
REASON: To ensure the provision, establishment and maintenance of a high standard of landscape in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy ESBG13 of the Ecchinswell, Sydmonton and Bishops Green Neighbourhood Plan 2021-2039.
15 No external lights shall be installed until a fully detailed external lighting scheme has been submitted to and approved in writing by the Local Planning Authority. The external lighting scheme shall include full lighting specifications and address the cumulative effects of all external lighting sources upon nocturnal animals sensitive to external lighting (principally bats). The lighting shall be installed before the development is first occupied and shall thereafter be operated and maintained in accordance with the approved scheme.
REASON: In the interests of the amenities of the area and potential impact upon foraging bats in accordance with Policies EM1 and EM4 of the Basingstoke and Deane Local Plan 2011-2029 and Policy ESBG12 of the Ecchinswell, Sydmonton and Bishops Green Neighbourhood Plan 2021-2039. Details are required in the absence of being provided within the application documentation.
16 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 with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
17 No deliveries of construction materials or plant and machinery and no removal of any spoil from the site shall take place before the hours of 0730 nor after 1800 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays nor on Sundays or recognised public holidays.
REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
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 (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 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."
5. The following recommendations are provided to further reduce the likelihood of impacts on Great Crested Newts:
Removal of materials by hand. If any great crested newts are discovered during the removal of materials, materials should be replaced immediately and a suitably qualified ecologist contacted prior to works resuming.
Any trenches left overnight should be covered or provided with ramps to prevent great crested newts from becoming trapped.
Any building materials such as bricks, stone etc. should be stored on pallets to discourage great crested newts from using them as shelter.
Any demolition materials should be stored in skips or similar containers rather than in piles on the ground.
If the applicant wishes to completely avoid any risks relating to great crested newts, they have the option to enquire for a District Licence, which provides full legal cover for any impacts to great crested newts and therefore removes the risk of having to stop works if great crested newts are found on site. More details on the District Licensing Scheme operated by the council can be found at https://naturespaceuk.com/.
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 Leaflet on the BDBC website http://www.basingstoke.gov.uk /services/envhealth/contaminatedland.htm. 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. REASON: To ensure any soil, gas or water contamination on the site is remediated to protect the occupiers of the application site and/or adjacent land and in accordance with Policy EM12 of the Basingstoke and Deane Local Plan 2011-2029.
7. The lighting scheme should comply with the Institution of Lighting Professionals Guidance Note for the reduction of obtrusive light 2021 (or later versions). It should be designed so that it is the minimum needed for security and operational processes and be installed to minimise potential pollution caused by glare and spillage.
The guidance advises that, where an area to be lit lies on the boundary of two zones or can be observed from another zone, the limits used should be those applicable to the most rigorous zone
8. The tree reports will be based on a tree survey carried out in accordance with the British Standard BS 5837 2012 'Trees in Relation to Design, Demolition and Construction'. Further helpful advice is contained in the council's adopted Landscape and Biodiversity Supplementary Planning Document (2008).
9. The applicant is reminded that this approval does not give any indication of any consent necessary under the Town and Country Planning (Control of Advertisements) Regulations 1992 which may or may not be required nor any indication that such consent will be forthcoming. The applicant is advised to contact the Planning and Development Manager in this regard.
Item 3 - 24/00446/FUL: Erection of tractor shed on site and change of use of land from Agricultural to Residential. Site: Cufaude, Cufaude Lane, Bramley, Hampshire
The Committee considered the report set out on pages of 200 of 199 of the agenda 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 001 PL01 received 12 March 2024
Proposed Block Plan - drawing no 003 PL01 received 25 July 2025
Proposed Site Plan - Drawing no 008 PL01 received 17 July 2025
Proposed Floor Plan and Elevations - drawing no 005 PL01 received 17 July 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 approved drawings.
REASON: In the interests of visual amenity and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy D1 of the Bramley Neighbourhood Plan 2011-2029.
4 The development hereby permitted shall be carried out in accordance with the recommendations and procedures contained within Chapter 6 Predicted Impacts, Mitigation and Enhancements of the Ecological Assessment by Derek Finnie Architects dated 2/2025.
REASON: In order to mitigate impacts on key species such as amphibians, nesting birds, bats and badgers as protected under wildlife legislation including the conservation of Habitats and Species Regulations 2017 (Amended), The Wildlife and Countryside Act 1981 (Amended) and the Badgers Act 1992 and to ensure accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 and Policy RE3 of the Bramley Neighbourhood Plan 2011-2029.
5 Prior to the commencement of development, a Biodiversity Enhancement and Management Plan (BEMP) shall be submitted to and approved in writing by the Local Planning Authority that sets out the implementation (including timescale) and delivery of onsite habitat and species enhancements informed by the supporting Biodiversity Net Gain Statement by Collington Winter Environmental dated 12/2023. The BEMP shall include the results of the final version of the Biodiversity Metric that supports the Biodiversity Gain Plan and set out a 30-year management and monitoring plan that delivers the proposed habitat creation and enhancement measures. The approved Plan shall be implemented in accordance with the approved details.
REASON: To meet with the Conservation of Habitats and Species Regulations 2017 and the Wildlife and Countryside Act 1981 (as amended) in relation to protected and notable species and to provide net gains for biodiversity in line with the Environment Act 2021, Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029, Policy RE3 of the Bramley Neighbourhood Plan 2011-2029 and Section 15 of the National Planning Policy Framework (2024).
6 Notwithstanding the approved plans prior to any installation, details of any external lighting shall first be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out and thereafter maintained in accordance with this plan. No other external lighting shall be erected within site, at any time, other than that approved.
REASON: In the interests of the visual amenities and character and appearance of the area, to minimise light spill and to avoid harmful impacts upon the sites biodiversity interests and Landscape in accordance with Policies EM1, EM4 and EM10 of the Basingstoke and Deane Local Plan 2011-2029, Policies D1 and RE3 of the Bramley Neighbourhood Plan 2011-2029 and the National Planning Policy Framework (2024).
7 The change of use of the agricultural to garden land shall not commence until a plan indicating the positions, design, materials and type of screen walls/fences/ hedges/gates to be erected or planted have been submitted to and approved in writing by the Local Planning Authority. The approved screen walls/fences/ gates/hedges shall be erected or planted before the change of use of the agricultural to residential is implemented as detailed within 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: 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 Policies D1 and RE3 of the Bramley Neighbourhood Plan 2011-2029.
Informative(s):-
1. 1.1 The applicant's attention is drawn to the fact that the above conditions (if any), must be complied with in full, failure to do so may result in enforcement action being instigated.
1.2 This permission may contain pre-commencement conditions which require specific matters to be submitted and approved in writing by the Local Planning Authority before a specified stage in the development occurs. This means that a lawful commencement of the approved development CANNOT be made until the particular requirements of the pre-commencement conditions have been met.
1.3 The applicant's attention is drawn to the fact that the Local Planning Authority has a period of up to eight weeks to determine details submitted in respect of a condition or limitation attached to a grant of planning permission. It is likely that in most cases the determination period will be shorter than eight weeks, however, the applicant is advised to schedule this time period into any programme of works. A fee will be required for requests for discharge of any consent, agreement, or approval required by a planning condition. A fee is payable for each submission made regardless of the number of conditions for which approval is sought. Details of the required fee can be found on our website - https://www.basingstoke.gov.uk/plan-app-process?chapter=81324#chapter81324 . Requests must be made using the standard application form (available online) or set out in writing clearly identifying the relevant planning application and condition(s) which they are seeking approval for.
2. In accordance with paragraph 39 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-
seeking 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. In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application. 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 should note that the red line shown on the approved drawings is not accepted by the Local Planning Authority as the domestic curtilage associated with this property.
5. The applicant is advised that all traffic associated with the construction and future use of the proposed agricultural building should enter and leave the site via the existing agricultural access to the north-west of the proposed building and not via the residential access to the south onto Cufaude Lane due to the restricted visibility for slower moving vehicles in relation to the bend in the highway.
6. The applicant is advised that the boundary treatment demarcating the extended residential garden land required by Condition 7 should be of a type and design commensurate with the rural location and landscape character, such as post and rail fencing supporting native hedgerow.
6
Determination of T/00121/25/TPO Ashley Lodge, Frescade Crescent, Basingstoke, Hampshire RG21 3NE
This report summarises the key points of application T/00121/25/TPO for works to trees subject to a Tree Preservation Order (TPO) and sets out the reasons and basis upon which it is considered that the application should be approved.
Contact Officer: Aimee Hampton
Contact Officer: Aimee Hampton
Attachments:
- Document T-00121-25-TPO Report 28 Jul 2025
Minutes
The Tree Officer introduced the report which summarised the key points of application T/00121/25/TPO for the removal of one Beech tree subject to a Tree Preservation Order (TPO) and set out the reasons and basis upon which it was considered that the application should be approved.
The report was discussed and approved due to the Beech tree’s significant decay, structural defects and potential for failure.
Members supported the replanting condition which would mitigate the loss of the protected tree.
RESOLVED that: The application be APPROVED subject to the following conditions and informatives:-
Conditions
1 Replacement planting of one Beech (Fagus sylvatica 'Purpurea') of extra heavy standard stock size (14-16cm girth) to be planted in the 2025/2026 planting season.
REASON: To ensure the amenity afforded by trees is continued into the future, in accordance with Policy EM1 of the Basingstoke and Deane Local Plan 2011-2029.
2 The permitted work shall be completed within two years from the date of consent.
REASON: To ensure the work is completed within a reasonable time scale.
Informative(s):-
1. Your application will determine whether the proposed tree works are acceptable in planning terms. Please be aware that this will not automatically override your responsibilities under other legislation and in particular your attention is drawn to the Wildlife and Countryside Act 1981 as amended, the Countryside and Rights of Way Act 2000 and the Conservation of Habitats and Species Regulations 2017. This legislation protects ALL wild birds, their nests (whether in use or being built) and eggs and other wild animals including bats and their roosts in or adjacent to trees. In simple terms, you should make sure that there are no wild birds nesting in or bats roosting in or adjacent to the tree(s) that you are proposing to work on. It is a criminal offence to harm or destroy any bird, its nest or its eggs or any bat or its roost (even if the roost is not occupied at the time).
2. This decision notice, along with any observations that have been made on the application file, does not constitute a tree safety inspection. Neither does this decision indemnify the tree owner against any future damage caused by the tree(s). Where a site visit has been made, the tree has been assessed only as far as is necessary to determine the suitability of the proposed work. In the absence of any supporting technical evidence, submitted from an appropriate expert, which relates to the trees condition, the decision is based on the assumption that the tree is in good health and structural integrity. If you have concerns about the condition of the tree, you are advised to contact the Arboricultural Association at www.trees.org.uk for independent advice (a fee may be applicable).
The report was discussed and approved due to the Beech tree’s significant decay, structural defects and potential for failure.
Members supported the replanting condition which would mitigate the loss of the protected tree.
RESOLVED that: The application be APPROVED subject to the following conditions and informatives:-
Conditions
1 Replacement planting of one Beech (Fagus sylvatica 'Purpurea') of extra heavy standard stock size (14-16cm girth) to be planted in the 2025/2026 planting season.
REASON: To ensure the amenity afforded by trees is continued into the future, in accordance with Policy EM1 of the Basingstoke and Deane Local Plan 2011-2029.
2 The permitted work shall be completed within two years from the date of consent.
REASON: To ensure the work is completed within a reasonable time scale.
Informative(s):-
1. Your application will determine whether the proposed tree works are acceptable in planning terms. Please be aware that this will not automatically override your responsibilities under other legislation and in particular your attention is drawn to the Wildlife and Countryside Act 1981 as amended, the Countryside and Rights of Way Act 2000 and the Conservation of Habitats and Species Regulations 2017. This legislation protects ALL wild birds, their nests (whether in use or being built) and eggs and other wild animals including bats and their roosts in or adjacent to trees. In simple terms, you should make sure that there are no wild birds nesting in or bats roosting in or adjacent to the tree(s) that you are proposing to work on. It is a criminal offence to harm or destroy any bird, its nest or its eggs or any bat or its roost (even if the roost is not occupied at the time).
2. This decision notice, along with any observations that have been made on the application file, does not constitute a tree safety inspection. Neither does this decision indemnify the tree owner against any future damage caused by the tree(s). Where a site visit has been made, the tree has been assessed only as far as is necessary to determine the suitability of the proposed work. In the absence of any supporting technical evidence, submitted from an appropriate expert, which relates to the trees condition, the decision is based on the assumption that the tree is in good health and structural integrity. If you have concerns about the condition of the tree, you are advised to contact the Arboricultural Association at www.trees.org.uk for independent advice (a fee may be applicable).
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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