This is a meeting of the Development Control Committee of Basingstoke & Dean Borough Council held on the 29th Mar 2023.
The last meeting was on 23rd Apr 2025. The next meeting is scheduled for 14th May 2025.
Council Chamber - Deanes
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| Item | Title | Minutes | ||||||||||||||||||||||||||||||||||||||||||||||||||||||
| 1 | Apologies for absence and substitutions |
There were no apologies for absence.
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| 2 | Declarations of interest |
Councillor Harvey declared that he was pre-determined on application number 20/02802/FUL and stood down from the Committee and spoke as a visiting Councillor.
Councillor Frost declared an interest on application number 20/02802/FUL as he was previously employed at Intec and stood down from the Committee.
Councillor Frost declared an interest on application number 22/02915/FUL as his previous in laws lived close to the farm and stood down from the Committee.
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| 3 | Urgent matters |
There were no urgent matters |
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| 4 | Minutes of the meeting held on the 8th March 2023 |
The Chair confirmed that the minutes of the meetings held on the 8TH March 2023 would be approved at the Development Control Committee on the 12th April 2023.
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| 5 | Applications for planning permission and public participation thereon |
Report
Index Applications Update 29-03-2023 The following Public Participation took place:
1. Application -20/02802/FUL: Demolition and replacement of part of Intec 2 (Flexible Use Classes E, B2 and B8) and erection of two new buildings (Flexible Use Classes E, B2, B8), including parking, access, landscaping and associated works. Site: Intec, Wade Road Basingstoke Hampshire
The Committee considered the report set out on pages 15 to 49 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 planning history for the site which included application number BDB/11941 in 1981 for outline permission for a mixed development on 5.48ha comprising offices, light industry, warehousing, 5 dwellings and recreation land. It was highlighted that the site was situated in a strategic employment area and it was important to modernise the local offering to attract organisations in the business sector.
Concern was raised over the potential noise impact to the residents. Members discussed what areas of the site they believed could have a detrimental impact and it was requested that condition 13 be amended to further restrict Unit C so that, “No machinery or plant shall be operated, no process shall be carried out and no deliveries shall be taken, received or dispatched from units identified” as Intec C between the hours of 2300 to 0700 on any day of the year.
RESOLVED that: the application be APPROVED subject to a legal agreement (in accordance with the Community Infrastructure Levy Regulations 2010 and Policies CN6 and CN9 of the Basingstoke and Deane Local Plan2011-2029) between the applicant and the Borough and County Councils to secure:
· the Travel Plan Approval Fee · Travel Plan Monitoring Fee · Provision of the Travel Plan Bond
Should the requirements set out above not be satisfactorily secured, then the Planning and Development Manager be delegated to REFUSE permission for appropriate reasons.
On completion of the legal agreement(s) the Planning and Development Manager be delegated to grant planning permission subject to the conditions below.
Reasons for Approval
1 The proposal is for the redevelopment of land within the North of Daneshill East Strategic Employment Area, as identified within the Basingstoke and Deane Local Plan 2011-2029, for flexible industrial/logistics units. The proposal would help meet the identified need for such premises (as set out in the Council's Economic Needs Assessment 2018). It is considered that the principle of the proposed development is consequently supported by the National Planning Policy Framework (July 2021) and Policies EP1 and EP2 of the Basingstoke and Deane Local Plan 2011-2029.
2 With an appropriate condition to ensure compliance with the recommendations and procedures set out in the submitted Preliminary Ecological Appraisal, the proposal would protect the biodiversity value and nature conservation interests of the site and as such the proposal would comply with the National Planning Policy Framework (July 2021) and Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.
3 The development would provide safe and suitable access to the local highway network and would not cause an adverse impact on highway safety. In addition, the development would provide a safe and suitable internal layout in highway terms and adequate parking provision in accordance with highway requirements, and as such would accord with the National Planning Policy Framework (July 2021); Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and the Parking Supplementary Planning Document (2018).
4 Adequate drainage (foul and surface water) can be provided for the development and can be adequately controlled through planning conditions and other legislation to ensure that there would be no risk to property or the environment. The proposal accords with the National Planning Policy Framework (July 2021) and Policies CN6 and EM7 of the Basingstoke and Deane Local Plan 2011-2029.
5 With appropriate conditions, the proposed development would not result in an undue loss of privacy or cause undue overlooking, overshadowing, overbearing or noise and disturbance impacts to neighbouring properties. The development therefore complies with the National Planning Policy Framework (July 2021) and Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
6 With an appropriate condition to ensure compliance with the Scottish Gas Network's safe working practices guidance in relation to the high pressure gas pipeline within the vicinity of the site, the proposal would not result in a safety risk and would accord with the National Planning Policy Framework (July 2021) and Policy EM12 of the Basingstoke and Deane Local Plan 2011-2029.
7 The provision of a Section 106 agreement would ensure that the development provides adequate infrastructure to mitigate the impact of the development in relation to Travel Plan funds. The development therefore complies with the National Planning Policy Framework (2021); Policies CN6 and CN9 of the Basingstoke and Deane Local Plan 2011-2029; the Community Infrastructure Levy Regulations 2010 as well as the Council's adopted Supplementary Planning Document on Planning Obligations for Infrastructure (2018).
subject to the following conditions and informatives:-
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
Site Location Plan Dwg No. 294038-DKA-DR-A-0901-P04 Rev P04 Dated 3rd Sept 2021 Proposed Site Plan Dwg No. 6970-041 Rev - Dated 1st July 2022 Proposed Site Finishes Plan Dwg No. 6970-042 Rev - Dated 1st July 2022 Unit A Site Plan Dwg No. 6970-059 Rev - Dated 1st July 2022 Unit A Elevations Dwg No. 6970-047 Rev - Dated 1st July 2022 Unit A Sections Dwg No. 6970-048 Rev - Dated 1st July 2022 Unit A Ground Floor Plan Dwg No. 6970-044 Rev - Dated 1st July 2022 Unit A First Floor Plan Dwg No. 6970-045 Rev - Dated 1st July 2022 Unit A Roof Plan Dwg No. 6970-046 Rev - Dated 1st July 2022 Unit B Site Plan Dwg No. 6970-049 Rev - Dated 1st July 2022 Unit B Elevations Dwg No. 6970-053 Rev - Dated 1st July 2022 Unit B Sections Dwg No. 6970-054 Rev - Dated 1st July 2022 Unit B Ground Floor Plan Dwg No. 6970-050 Rev - Dated 1st July 2022 Unit B First Floor Plan Dwg No. 6970-051 Rev - Dated 1st July 2022 Unit B Roof Plan Dwg No. 6970-052 Rev - Dated 1st July 2022 Unit C Site Plan Dwg No. 6970-055 Rev - Dated 1st July 2022 Unit C Elevations Dwg No. 6970-059 Rev - Dated 1st July 2022 Unit C Sections Dwg No. 6970-060 Rev - Dated 1st July 2022 Unit C Ground Floor Plan Dwg No. 6970-056 Rev - Dated 1st July 2022 Unit C First Floor Plan Dwg No. 6970-057 Rev - Dated 1st July 2022 Unit C Roof Plan Dwg No. 6970-058 Rev - Dated 1st July 2022
REASON: For the avoidance of doubt and in the interests of proper planning.
2 The development hereby permitted shall be begun before the expiration of 3 years from the date of this planning permission.
REASON: To comply with Section 91 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.
3 No development above slab level, shall commence for each unit until details of the types and colours of external materials to be used, together with samples for the relevant unit, have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out and thereafter maintained in accordance with the details so approved.
REASON: Details are required because insufficient information has been submitted with the application in this regard, in the interests of the visual amenities of the area and in accordance with Section 12 of the National Planning Policy Framework (July 2021) and Policy EM10 of the Basingstoke Deane Local Plan 2011-2029.
4 No development above slab level, shall take place for each unit until full details of hard landscape proposals have been submitted to and approved in writing by the Local Planning Authority for the relevant unit. These details shall include, as appropriate, proposed finished levels or contours, means of enclosure, car parking layouts, other vehicle and pedestrian access and circulation areas, location and design of hard surfacing materials.
REASON: Details are required because insufficient information has been submitted with the application in this regard, to ensure the provision, establishment and maintenance of a reasonable standard of landscape in accordance with the approved designs and in accordance with Sections 12 and 15 of the National Planning Policy Framework (July 2021) Policy EM1 of the Basingstoke and Deane Local Plan 2011-2029.
(Note the requirements of condition 11 below, any submission needs to demonstrate compatibility with the drainage strategy)
5 Prior to the occupation of each unit soft landscape details shall be submitted and approved in writing by the Local Planning Authority. Details shall include planting plan, specification (including cultivation and other operations associated with plant and grass establishment), schedules of plants, (including replacement trees where appropriate), noting species, planting sizes and proposed numbers/densities where appropriate. In addition, implementation timetables and maintenance programmes detailing all operations to be carried out to allow successful establishment of soft landscaping. The approved soft landscaping details shall be implemented prior to occupation of the relevant individual unit. All soft landscape works shall be carried out in accordance with the approved details prior to the occupation of any part of the development or in accordance with the timetable agreed with the Local Planning Authority. Any trees or plants which, within a period of five years after planting, are removed, die or become seriously damaged or defective, shall be replaced in the next planting season with others of species, size and number as originally approved, to be agreed in writing by the Local Planning Authority.
REASON: To ensure the provision, establishment and maintenance of a reasonable standard of landscape in accordance with the approved designs and in accordance with Sections 12 and 15 of the National Planning Policy Framework (July 2021) and Policy EM1 of the Basingstoke and Deane Local Plan 2011-2029.
6 The relevant unit shall not be brought into use until turning facilities have been provided for the respective unit in accordance with the details shown on the approved plan (drawing reference 6970-041). The turning facilities shall be available for use by vehicles and kept free from obstruction throughout the lifetime of the development.
REASON: In the interests of highway safety, and in accordance with the Section 9 of the National Planning Policy Framework (July 2021) and Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011- 2029.
7 The development of each unit shall not be brought into use until the car parking area shown for the respective unit on the submitted plans (including electric vehicle charging points), have been constructed, surfaced and marked out in accordance with the details hereby approved, and that area shall be thereafter retained and maintained, and shall not be used for any purpose other than parking, turning, loading and unloading of motor vehicles.
REASON: In the interests of highway safety and in accordance with Section 9 of the National Planning Policy Framework (July 2021) and Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011- 2029.
8 The development hereby approved shall be carried out in accordance with the submitted details of the long and short stay cycle parking facilities (drawing ref:6970-043; 6970-049; and 6970-055). The areas of land so provided shall be thereafter retained and maintained and shall not be used for any purposes other than the parking of bicycles.
REASON: To improve provision for cyclists and discourage the use of the private car wherever possible and in accordance with Section 9 of the National Planning Policy Framework (2021) and Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029.
9 No development or other operations shall commence on each unit until an Arboricultural Method Statement (AMS), prepared in accordance with the British Standard "Trees in Relation to Design, Demolition and Construction to Construction - Recommendations" (BS 5837) (2012), has been submitted to and approved in writing by the Local Planning Authority for the relevant unit. The AMS for each unit shall detail the location and specification for the protective fencing and ground protection of all retained trees and boundary hedges, identify areas for the storage and handling of building materials, a detailed specification for the utility and service installation along with any other measures, including special engineering solutions where necessary, required to safeguard trees. The AMS shall also outline measures to be taken to ensure that any tree work operations do not impact on protected species. The development shall be carried out in complete accordance with the approved AMS.
REASON: To ensure that reasonable measures are taken to safeguard protected/important landscape trees in the interests of the local amenities and the enhancement of the development itself, in accordance with Section 15 of the National Planning Policy Framework (July 2021) and Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
10 The drainage system for each unit shall be constructed in accordance with the Flood Risk Assessment and Drainage Strategy 20-045. Surface water discharge rates to the public sewer network shall be reduced to 50% of existing discharge rates. Any changes to the approved documentation must be submitted to and approved in writing by Local Planning Authority and Lead Local Flood Authority. Any revised details submitted for approval must include a technical summary highlighting any changes, updated detailed drainage drawings and detailed drainage calculations.
REASON: To prevent the increased risk of flooding from surface water in accordance with Section 14 of the National Planning Policy Framework (July 2021) and Policy EM7 of the Basingstoke and Deane Local Plan 2011-2029.
11 Details for the long-term maintenance arrangements for the surface water drainage system shall be submitted to and approved in writing by the Local Planning Authority prior to the first occupation of each of the units. The submitted details shall include;
a. maintenance schedules for each drainage feature type and ownership; b. details of protection measures.
REASON: To prevent the increased risk of flooding from surface water in accordance with Section 14 of the National Planning Policy Framework (July 2021) and Policy EM7 of the Basingstoke and Deane Local Plan 2011-2029.
12 The units hereby permitted shall not be occupied/brought into use until a technical report and a certification of compliance demonstrating that the development of each unit has achieved the water efficiency standard to meet the BREEAM `very good` standards for water consumption, has been submitted to and approved by the Local Planning Authority for the relevant unit. The development of each unit shall be carried out in accordance with the approved details.
REASON: Details are required prior to occupation because insufficient information was provided within the application and to improve the overall sustainability of the development, in accordance with Section 15 of the National Planning Policy Framework (July 2021) and Policy EM9 of the Basingstoke and Deane Local Plan 2011-2029.
13 No machinery or plant shall be operated, no process shall be carried out and no deliveries shall be taken, received or dispatched from the units identified as Units A and B on the approved plans (including the loading, unloading or related activities of vehicles on site) between the hours of:
2300 to 0700 on Friday nights through to Saturday mornings; 2300 to 0700 on Saturday nights through to Sunday mornings; and 2300 to 0700 on Sunday nights through to Monday mornings and on any Public Holidays
No machinery or plant shall be operated, no process shall be carried out and no deliveries shall be taken, received or dispatched from the unit identified as Unit C on the approved plans (including the loading, unloading or related activities of vehicles on site) between the hours of:
* 2300 to 0700 on any day of the year whatsoever
REASON: In the interests of residential amenity and in accordance with Section 12 of the National Planning Policy Framework (July 2021) and Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
14 Prior to the development of each unit a site-specific Construction Environmental Management Plan shall be submitted to and approved in writing by the Local Planning Authority. The plan must demonstrate the adoption and use of the best practicable means to reduce the effects of noise, vibration, dust and site lighting. The plan should include, but not be limited to:
Procedures for maintaining good public relations including complaint management, public consultation and liaison; Arrangements for liaison with the Council's Environmental Protection Team; All works and ancillary operations which are audible at the site boundary, or at such other place as may be agreed with the Local Planning Authority, shall be carried out only between the following hours: 0730 Hours and 18 00 Hours on Mondays to Fridays and 08 00 and 13 00 Hours on Saturdays and; at no time on Sundays and Bank Holidays; Deliveries to and removal of plant, equipment, machinery and waste from the site must only take place within the permitted hours detailed above; Mitigation measures as defined in BS 5528: Parts 1 and 2 : 2009 Noise and Vibration Control on Construction and Open Sites shall be used to minimise noise disturbance from construction works; Procedures for emergency deviation of the agreed working hours; An undertaking to require all contractors to be 'Considerate Contractors' when working in the Borough by being aware of the needs of neighbours and the environment; Control measures for dust and other air-borne pollutants; Measures for controlling the use of site lighting whether required for safe working or for security purposes;
The approved plan shall be adhered to during the demolition/construction period of the development.
REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance with Sections 8, 9, 12, 15 of the National Planning Policy Framework (July 2021) and Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
15 Prior to the development of each unit (excluding demolition, site clearance or ground works) an Employment and Skills Plan (ESP) and Method Statement shall be submitted to and approved in writing by the Local Planning Authority. The submitted details shall set out:
i) the objectives of the plan to secure quality employment, training and apprenticeship opportunities and create training and development opportunities; ii) arrangements setting out how the developer and any future owner or occupier and their contractors as far as reasonably possible will work directly with local employment/training agencies, to include the voluntary and private sector providers, educational establishments plus Hampshire County Council's 'Hampshire Futures' Team; iii) output figures for work placements, jobs created, construction career, information, advice and guidance events, training weeks on site, workforce qualifications, training plans and case studies based on industry benchmarks (those produced by the Construction Industry Training Board as part of their National Skills Academy for Construction) against the approved construction costs of the development and the work types comprising the development; iv) a timetable and format for monitoring how the objectives of the plan have been delivered v) details of how the Employment and Skills Plan will be implemented, managed and monitored.
The development shall be carried out in accordance with the approved Employment and Skills Plan and Method Statement.
REASON: Details are required in the absence of information accompanying the application setting out how the development will encourage investment in employment skills and training in accordance with Section 9 of the National Planning Policy Framework 2021 and Policy EP1 of the Basingstoke and Deane Local Plan 2011-2029 and the Planning Obligations for Infrastructure Supplementary Planning Document (2018).
16 No additional floor space or mezzanine floors shall be inserted in any of the units hereby approved without the prior written permission of the Local Planning Authority on an application made for that purpose.
REASON: To mitigate any potential significantly adverse impact on the highway network, in accordance with section 9 of the National Planning Policy Framework (July 2021) and Policy CN9 of the Basingstoke and Deane Local Plan 2011- 2029.
17 The development hereby approved shall be carried out in accordance with the provision of Electric Vehicle Charging Points as demonstrated upon the approved Site Plans for each unit (drawing ref: 6970-043; 6970-049; and 6970-055). The development shall then be maintained in accordance with the approved plans.
REASON: To ensure that the development provides opportunities for sustainable transport modes in accordance with Section 9 of the National Planning Policy Framework (July 2021) and Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029 and the Basingstoke and Deane Parking Supplementary Planning Document (2018).
18 Prior to the first occupation of the relevant unit hereby permitted, a Full Travel Plan indicating how it is intended to encourage and implement proposals to result in a reduction in the need for car borne traffic to and from the site shall be submitted to the Local Planning Authority for approval in writing. The operation of the development shall be in accordance with the approved Travel Plan which shall be operational for the lifetime of the approved use.
Any alteration to the approved Travel Plan shall be submitted in writing to the Local Planning Authority on an application made for that purpose.
REASON: In the absence of sufficient details being provided during the determination of the application in order to promote sustainable development with particular regard to travel in accordance with advice contained within Section 9 of the National Planning Policy Framework (July 2021), and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
19 Prior to the installation of any external lighting on each unit or within the site an external lighting plan shall be submitted to and approved in writing by the Local Planning Authority Any external lighting that is installed shall accord with the details approved.
REASON: To protect the amenities of the occupiers of nearby properties and in order to prevent adverse impacts on bats and other nocturnal species in accordance with the derogation test 3 of the Conservation of Habitats and Species Regulations 2019 (Amended), Section 12 of the National Planning Policy Framework (July 2021) and Policies EM4, EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
20 With regard to the Class E use here by approved (in addition to the B2 and B8 uses) the units hereby approved shall only be used as Class E (g) (ii) and Class E (g) (iii) and not for any additional Class E use as defined in The Town and Country Planning (Use Classes) (Amendment) (England) Regulations 2020 or in any provision equivalent to that Class in any statutory instrument revoking and re-enacting that Order [with or without modification].
REASON: In granting this permission the Local Planning Authority has had regard to the special circumstances of this case, being inadequate car parking for other permitted uses within Class E and require the opportunity of exercising control over any subsequent alternative use in the interests of the amenities of the area and in accordance with Section 12 of the National Planning Policy Framework (July 2021) and Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
21 The individual units hereby permitted shall not be occupied/brought into use until there has been submitted to the Local Planning Authority verification that any identified asbestos has been removed from the application site and disposed of by a licensed asbestos contractor in accordance with the Control of Asbestos Regulations 2012.
REASON: To ensure that all asbestos on the site is removed to protect any future occupants of the site and current occupants of adjacent land in accordance with Section 15 of the National Planning Policy Framework (July 2021) and Policy EM12 of the Basingstoke and Deane Local Plan 2011-2029.
22 The relevant unit hereby permitted shall not be occupied/brought into use until there has been submitted to the Local Planning Authority remediation verification report by a competent person, that any remediation scheme required and approved under the provisions of approved site investigation reports has been implemented fully in accordance with the approved details (unless varied with the written agreement of the Local Planning Authority in advance of implementation). Unless otherwise agreed in writing by the Local Planning Authority such verification shall comprise;
as built drawings of the implemented scheme; photographs of the remediation works in progress; certificates demonstrating that imported and/or material left in situ is free of contamination.
Thereafter the scheme shall be monitored and maintained in accordance with the scheme approved, unless otherwise agreed in writing by the Local Planning Authority.
REASON: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance with Section 15 of the National Planning Policy Framework (July 2021) and Policy EM12 of the Basingstoke and Deane Local Plan 2011-2029.
23 The individual units hereby permitted shall not be occupied/brought into use until there has been submitted to the Local Planning Authority certificates demonstrating that a) sufficient sampling of imported material has taken place and b) the imported material is free from unacceptable levels of contamination. Sampling should take place in situ at a frequency of 1 per 100m3.
REASON: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance with Section 15 of the National Planning Policy Framework (July 2021) and Policy EM12 of the Basingstoke and Deane Local Plan 2011-2029.
24 No work relating to the construction of the development hereby approved, including works of excavation or preparation prior to operations, or other noisy works (including plant, machinery and motored vehicles), shall take place before the hours of:
0730 - 1800 Monday to Friday; 0800 - 1300 Saturdays; Not 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.
25 No development shall commence on each unit until a programme for the suppression of dust during the construction of the development and demolition of any remaining existing buildings has been submitted to and approved in writing by the Local Planning Authority. The measures approved shall be employed throughout the period of demolition and construction unless any variation has been approved in writing by the Local Planning Authority.
REASON: In the interests of residential amenity and in accordance with Section 15 of the National Planning Policy Framework (July 2021) and Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
26 Prior to the commencement of development of each unit details of site levels and finished floor levels shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out and thereafter maintained in accordance with the approved details.
REASON: To protect neighbour amenity and the design impact of the proposal in accordance with Section 15 of the National Planning Policy Framework (July 2021) and Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029
27 Development of each unit shall not commence until a Construction Method Statement has been submitted to and approved in writing by the Local Planning Authority. The approved Construction Method Statement shall be adhered to throughout the construction period. The Construction Method Statement shall, where applicable, provide for: i) details of temporary traffic management measures, temporary access, routes and vehicles; ii) vehicle cleaning facilities; iii) the parking of vehicles of site operatives and visitors; iv) the loading and unloading of plant and materials; v) storage of plant and materials used in constructing the development; vi) measures to control the emission of dust and dirt.
REASON: To prevent nuisance in the interests of residential amenity and highway safety, in accordance with Sections 9 and 12 of National Planning Policy Framework (July 2021) and Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029.
28 The relevant unit shall not be occupied until details of the refuse and recycling storage and collection facilities, including confirmation of acceptance from an operator, have been submitted to and approved in writing by the Local Planning Authority The approved details shall be fully implemented and managed in accordance with the approved details.
REASON: Details are required in the absence of accompanying the application and in the interests of general amenity, to ensure convenience of arrangements for refuse and recycling storage and collection and to ensure that no obstruction is caused on the adjoining highway, in the interest of highway safety and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
29 Details of each new substation design to support the proposed shall be submitted and agreed prior to the installation of that substation.
REASON: In the interest of visual appearance of the Business Park, to protect neighbour amenity and the design impact of the proposal in accordance with Section 15 of the National Planning Policy Framework (July 2021) and Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
30 No development shall commence until a scheme has been submitted to and approved in writing by the Local Planning Authority to demonstrate compliance with the SGN "Safe Working Near High Pressure Gas Pipelines - Guidance for Third Parties" document.
REASON: In the interest of safe working methods near high pressure gas pipelines in accordance with Policy EM12 of the Basingstoke and Deane Local Plan 2011-2029.
31 Development should be carried out in accordance with the recommendations and procedures contained within Chapter 4 "Recommendations and Procedures" of the Preliminary Ecological Appraisal by Ecology Resources Ltd dated 16/12/2019.
REASON: In order to prevent impacts on adjacent key habitats and in order to prevent impacts on key species including reptiles, bats and nesting birds in accordance with the National Planning Policy Framework (July 2021) and Policy EM4 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. The fee chargeable is £116 or £34 where the related permission was for extending or altering a dwelling house or other development in the curtilage of a dwelling house. A fee is payable for each submission made regardless of the number of conditions for which approval is sought. Requests must be made using the standard application form (available online) or set out in writing clearly identifying the relevant planning application and condition(s) which they are seeking approval for.
2. In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-
proactively offering a pre-application advice (in accordance with paragraphs 39 - 46); seeking further information following receipt of the application; considering the imposition of conditions and Section 106 Agreement.
In this instance:
the applicant provided additional information during the course of the application
In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.
3. This planning permission does not authorise the undertaking of any works within the highway (carriageway, footway or verge). Any works within the highway must be approved by S278 Agreement, details of which can be found at https://www.hants.gov.uk/transport/developers/constructionstandards
4. The Borough Council declared a Climate Emergency during 2019 formally making this declaration at the meeting of Cabinet in September 2019. This recognises the need to take urgent action to reduce both the emissions of the Council's own activities as a service provider but also those of the wider borough. In this respect, the Council is working with consultants at present to identify appropriate actions to achieve the targets that have been set. Beyond the requirements of any conditions that may be applicable to this planning permission and the current planning policy framework, the applicant is encouraged to explore all opportunities for implementing the development in a way that minimises impact on climate change. Where this in itself might require separate permission applicants can contact the council for advice through the following link: https://www.basingstoke.gov.uk/before-making-a-planning-application. For information more generally on the Climate Emergency please visit: https://www.basingstoke.gov.uk/climateemergency.
5. In the event discoloured and/or odorous soils are encountered during any excavation works; or should any hazardous materials (including any suspected asbestos) or significant quantities of made ground be found, then all development works shall be stopped and the Local Planning Authority contacted immediately. A scheme of works to investigate the risks and / or the adoption of any required remedial measures be submitted to, agreed and approved in writing by the Local Planning Authority prior to the recommencement of development works.
6. In submitting information pursuant to Condition 30 the applicant's attention is additionally drawn to the consultation response from Scottish Gas Network dated 2nd October 2022.
2. Application - 21/02286/FUL: Change of use of part of the land for the formation of a car parking area with fence enclosure and construction of hardstanding and laying of pipework to provide water to the site in connection with a proposed allotment use. Site: Land North East Of Dell Farm Newfound Basingstoke Hampshire
The Committee considered the report set out on pages 50 to 71 of the agenda together with the further material set out on the addendum sheet and other matters discussed at the meeting.
The Committee discussed the proposed application and asked for a condition be included that the use of the car park would only commence once the allotments had been provided.
RESOLVED that: the application be APPROVED subject to the conditions listed below and for the following reasons
Reasons for Approval
1 The proposed development would preserve the landscape character and scenic quality of the area and as such is considered to accord with the National Planning Policy Framework (July 2021), Policy EM1 of the Basingstoke and Deane Local Plan 2011-2029 and Policy 13 of the Oakley and Deane Neighbourhood Plan 2011-2029.
2 The proposed development would not result in an undue detrimental impact on neighbouring properties and as such complies with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
3 The proposal would not harm the setting of the nearby Listed Buildings and as such complies with adopted policies and guidance, in particular the National Planning Policy Framework (July 2021), the associated English Heritage Historic Environment Practice Guide; and Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029.
4 The development would not cause an adverse impact on highway safety and adequate parking would be provided to serve the proposed development and as such the proposal complies with Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029 and Policy 13 of the Oakley and Deane Neighbourhood Plan 2011-2029.
subject to the following conditions and informatives:-
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
Drawing No. 10140-1 Rev J (Location and Block Plans) received 12/01/23
REASON: For the avoidance of doubt and in the interests of proper planning.
2 The development hereby permitted shall be begun before the expiration of 3 years from the date of this planning permission.
REASON: To comply with Section 91 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.
3 No development shall take place until a Construction Method Statement has been submitted to, and approved in writing by, the Local Planning Authority. The approved statement shall include scaled drawings illustrating the provision for:
1) The parking and turning of site operatives, construction vehicles and visitors' vehicles. 2) Loading and unloading of plant and materials. 3) Management of construction traffic and access routes. 4) Storage of plant and materials used in constructing the development. 5) Measures to be taken to prevent spoil/mud being deposited on the public highway from vehicles leaving the site during construction works.
The approved details shall be implemented, retained and used for the intended purpose for the duration of the construction period.
REASON: In the interests of highway safety and in accordance with Policy EM10 of the Basingstoke and Deane Borough Local Plan 2011-2029 and Policy 13 of the Oakley and Deane Neighbourhood Plan 2011-2029.
4 No development shall commence in relation to the car park hereby approved until there has been submitted to and approved in writing by the Local Planning Authority a scheme of landscaping which shall specify species, planting sizes, spacing and numbers of trees/shrubs to be planted (including replacement trees where appropriate) around the perimeter of the proposed car parking area. The works approved shall be carried out in the first planting and seeding seasons following the first occupation of the building(s) or when the use hereby permitted is commenced. In addition, a maintenance programme detailing all operations to be carried out in order to allow successful establishment of planting, shall be submitted to and approved in writing by the Local Planning Authority before development commences. 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: 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 13 of the Oakley and Deane Neighbourhood Plan 2011-2029.
5 Prior to the proposed car park and internal access track being constructed details of the materials to be used for hard and paved surfacing shall be submitted to and approved in writing by the Local Planning Authority. The approved surfacing shall be maintained in accordance with the approved details unless otherwise agreed in writing by the Local Planning Authority.
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 13 of the Oakley and Deane Neighbourhood Plan 2011-2029.
6 No development shall commence in relation to the proposed pipework until details of the proposed pipework and any associated water stands to provide water to the site have been submitted to and agreed in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details unless otherwise agreed in writing with the Local Planning Authority.
REASON: In the interests of the visual amenity of the area and in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
7 No more than 50 allotment plots shall be provided on site at any one time.
REASON: In the interests of highway safety and in accordance with Policy EM10 of the Basingstoke and Deane Borough Local Plan 2011-2029 and Policy 13 of the Oakley and Deane Neighbourhood Plan 2011-2029.
8 The car park hereby approved shall not be brought into use until the use of the allotments as indicated on the Location Plan (Drawing No.10140-1 Rev J) has commenced.
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 13 of the Oakley and Deane 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. The fee chargeable is £116 or £34 where the related permission was for extending or altering a dwelling house or other development in the curtilage of a dwelling house. A fee is payable for each submission made regardless of the number of conditions for which approval is sought. Requests must be made using the standard application form (available online) or set out in writing clearly identifying the relevant planning application and condition(s) which they are seeking approval for.
2. In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-
proactively offering a pre-application advice (in accordance with paragraphs 39 - 46); seeking further information following receipt of the application; seeking amendments to the proposed development following receipt of the application; and considering the imposition of conditions (in accordance with paragraphs 55-58).
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/before-making-a-planning-application. For information more generally on the Climate Emergency please visit: https://www.basingstoke.gov.uk/climateemergency.
4. The applicant is informed that whilst allotments are in principle considered to be an agricultural use, the activities which are proposed to be carried out on the allotments must in themselves fall within the definition of agriculture.
5. The applicant is advised that the allotments do not benefit from permitted development rights and therefore any permanent structures (including sheds) on the land would require planning permission.
6. If during development works any contamination of the land is encountered or suspected then 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.
3. Application – 22/00466/FUL: Development of 3no. dwellings with associated access and landscaping Site: 11 Woods Lane Cliddesden Basingstoke Hampshire
The Committee considered the report set out on pages 72 to 115 of the agenda together 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 thought the extra traffic generated would be minuscule and any potential impact would be difficult to measure.
It was highlighted that The Conservation Officer (CO) commenting on the application had changed during the application. The initial CO considered that such harm would fall within the category of 'less than substantial harm'. The CO commenting finally on the scheme had taken a slightly different view and considered that the level of harm was to fall within the moderate category of less than substantial harm to the setting of the Conservation Area and Listed Building. It was also mentioned that the Landscape Officer’s had raised an objection to the proposal.
It was believed that the site was quite low in the countryside and would be adequately screened. Therefore, it would have limited impact on the landscape of the countryside.
RESOLVED that: the application be APPROVED subject to a legal agreement (in accordance with the Community Infrastructure Levy Regulations 2010 and Policy EM4 of the Basingstoke and Deane Borough Local Plan 1996-2011) between the applicant and the Borough and County Councils to secure:
· An offsite financial contribution towards the creation and maintenance of biodiversity habitat
Should the requirements set out above not be satisfactorily secured, then the Planning and Development Manager be delegated to REFUSE permission for appropriate reasons.
On completion of the legal agreement, the Planning and Development Manager be delegated to grant planning permission subject to the conditions listed below.
1. In the absence of an up-to-date development plan in respect of housing policies, the proposed development would deliver housing (one and two just outside the Settlement Policy Boundary) which would contribute towards an overall shortfall of supply as well as providing economic, social and environmental benefits. In the planning balance, and applying a presumption in favour of development, it is not considered that the impact of the development would significantly and demonstrably outweigh the benefits when the policies of the National Planning Policy Framework (2021) as a material planning consideration are taken as a whole.
2. The proposed dwellings in this location would relate to surrounding development and would not result in significant impacts on the local landscape character or scenic quality of the area. As such, the proposal complies with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029, the National Planning Policy Framework (July 2021) and the Design and Sustainability Supplementary Planning Document (July 2018).
3. The proposed development would, due to its location, result in less than substantial harm to the character and appearance of the Cliddesden Conservation Area, and not cause harm to the setting of the nearby listed building (10 Woods Lane). The public benefits have been weighed against the less than substantial harm in favour of this development. The proposals would therefore be in accordance with Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029, the National Planning Policy Framework (July 2021) and the Heritage Supplementary Planning Document (2019).
4. The proposed development would not result in any undue loss of privacy or cause undue overlooking, overshadowing, or overbearing impacts to existing neighbouring properties and as such would comply with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Section 11 of the Design and Sustainability Supplementary Planning Document (July 2018).
5. The development would not cause an adverse impact on highway safety, and adequate parking would be provided to serve the development and as such the proposal complies with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and the Parking Supplementary Planning Document (2018).
6. The proposal would deliver net gains for biodiversity through an offsite contribution (secured through a S106) to mitigate against any adverse impacts on biodiversity throughout and post construction. As such, the proposal would conserve the biodiversity value and nature conservation interests of the site and as such the proposal would comply with the National Planning Policy Framework (July 2021), Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 and the Landscape, Biodiversity and Trees Supplementary Planning Document (December 2018).
7. The proposed development would result in the removal of Category C trees and all Category A and B trees would be retained. A such, the proposal would avoid any adverse impacts to important trees and would comply with the National Planning Policy Framework (July 2021), Policy EM1 of the Basingstoke and Deane Local Plan 2011-2029 and the Landscape, Biodiversity and Trees Supplementary Planning Document (December 2018).
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. 7928_L01) Block Plan (drawing no. 7928_L02) Proposed Site Plan (drawing no. 7928_D01 rev D) Proposed Site Sections (drawing no. 7982_D02 rev A) Plots 1 and 2 Floor Plans (drawing no.7982_D03 rev A) Plot 1 and 2 Roof Plans (drawing no.7982_D04 rev A) Plot 1 and 2 North and South Elevations (drawing no.7982_D05 rev A) Plot 1 and 3 East and West Elevations (drawing no.7982_D06 rev A) Plot 3 Floor Plans (drawing no.7982_D07 rev A) Plot 3 Elevations (drawing no.7982_D08 rev A) Proposed Garages (drawing no.7982_D09 rev A) Drainage Strategy Plan (drawing no. 8235/501 rev A)
REASON: For the avoidance of doubt and in the interests of proper planning.
2 The development hereby permitted shall be begun before the expiration of 3 years from the date of this planning permission.
REASON: To comply with Section 91 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.
3 No development shall commence on site above slab level, other than the boundary treatments labelled 1, 2 and 3 on 7928_D01_REV D, until details of the types and colours of external materials to be used, including colour of mortar, together with samples, have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out and thereafter maintained in accordance with the details so approved.
REASON: Details are required prior to commencement above slab level because insufficient information has been submitted with the application in this regard, in the interests of the visual amenities of the area and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
4 No development shall take place, other than the boundary treatments labelled 1, 2 and 3 on 7928_D01_REV D, until there has been submitted to and approved in writing by the Local Planning Authority a scheme of landscaping which shall specify species, planting sizes, spacing and numbers of trees/shrubs to be planted (including replacement trees where appropriate). The works approved shall be carried out in the first planting and seeding seasons following the first occupation of the building(s) or when the use hereby permitted is commenced. In addition, a maintenance programme detailing all operations to be carried out in order to allow successful establishment of planting, shall be submitted to and approved in writing by the Local Planning Authority before development commences. Any trees or plants which, within a period of 5 years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, to be agreed in writing by the Local Planning Authority.
REASON: Details are required prior to commencement because insufficient information has been submitted with the application in this regard, to improve the appearance of the site in the interests of visual amenity in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
5 Notwithstanding the approved plans, and other than the boundary treatments labelled 1, 2 and 3 on 7928_D01_REV D, no hard landscaping works shall commence on site until details of the materials to be used for hard and paved surfacing have been submitted to and approved in writing by the Local Planning Authority. The approved surfacing shall be completed before the dwellings are first occupied and thereafter maintained in accordance with the details so approved.
REASON: Details are required in the absence of accompanying the application and in the interests of visual amenity and in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
6 No development shall take place above slab level, other than the boundary treatments labelled 1, 2 and 3 on 7928_D01_REV D, 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 to be erected. The approved screen walls/fences shall be erected before the dwellings hereby approved are first occupied and shall subsequently be maintained.
REASON: Details are required prior to commencement above slab level because insufficient information has been submitted with the application in this regard, in the interests of the amenities of the area and in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
7 Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking and re-enacting that Order with or without modification) no gates, fences or walls permitted by Class A; of Part 2; of Schedule 2 of the Order shall be erected on the application site (other than those agreed with under condition 6 of this permission) without the prior written permission of the Local Planning Authority on an application made for that purpose.
REASON: To prevent the harsh boundary treatments adjacent to the landscape in the interests of the amenity of the area, in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
8 The bathroom and ensuite windows at first floor level on the north east elevation of Plot 3 shall be constructed with a high level opening and glazed with obscured glass, to at least the equivalent of Pilkington level 4 standard. The window and glazing shall be installed prior to occupation of the development and shall be permanently maintained in that condition. REASON: To protect the privacy of the adjacent properties and to prevent overlooking, in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
9 The dwellings hereby approved shall not be occupied until provision for the parking and turning of vehicles, in accordance with the details illustrated on the approved plans have been provided (for the avoidance of doubt this includes spaces within garages). The parking and turning areas shall thereafter be available for use by vehicles and kept free from obstruction throughout the lifetime of the development.
REASON: In the interests of highway safety, to ensure convenience of arrangements for parking and turning and to ensure that no obstruction is caused on the adjoining highway and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and the Parking Standards Supplementary Planning Document 2018.
10 The developer, within one week of the commencement of development, shall ensure that there is provision to be made for the parking and turning on site of operatives' and construction vehicles, together with storage on site of construction materials. 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 for the parking and turning of vehicles and storage of construction materials respectively.
REASON: In the interests of highway safety and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
11 No work relating to the construction of the development hereby approved, including works of demolition or preparation prior to operations shall take place before the hours of 0730 nor after 1800 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays nor on Sundays or recognised public or bank holidays.
REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
12 No deliveries of construction materials or plant and machinery and no removal of any spoil from the site shall take place before the hours of 0730 nor after 1800 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays nor on Sundays or recognised public or bank holidays.
REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
13 The development shall not be occupied until a Construction Statement detailing how the new home shall meet a water efficiency standard of 110 litres or less per person per day has been submitted to and approved in writing by the Local Planning Authority, through a demonstration that this requirement for sustainable water use cannot be achieved on technical or viability grounds. The development shall be carried out in accordance with the approved details.
REASON: In the absence of such details being provided within the planning submission, details are required to ensure that the development delivers a level of sustainable water use in accordance with Policy EM9 of the Basingstoke and Deane Local Plan 2011-2029.
14 Notwithstanding the approved plans, the dwellings hereby approved shall not be occupied until details of a scheme for the storage (prior to disposal) of refuse and recycling containers (1 number 240ltr refuse 2-wheeled bin, 1 number 240ltr recycling 2-wheeled bin and 1 number glass recycling box) for each dwelling has been submitted to and approved in writing by the Local Planning Authority. The approved details shall be implemented before occupation or the use commences, whichever is the sooner, and shall be thereafter retained and maintained in accordance with the approved details.
REASON: To ensure convenience of arrangements for refuse and recycling storage and collection in the interest of highway safety and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
15 The development hereby permitted shall not be occupied until the properties have provision within their curtilage for secure cycle parking facilities for 2 long and 1 short stay places. The cycle storage shall thereafter be retained and maintained in perpetuity.
REASON: To improve provision for cyclists and discourage the use of the private car wherever possible and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011- 2029.
16 The development hereby approved shall be carried out in strict accordance with the protective measures, including fencing, ground protection, supervision, working procedures and special engineering solutions as set out within the Arboricultural Impact Assessment and Method Statement by Eco Urban Arboriculture dated 11 July 2022.
REASON: To ensure that reasonable measures are taken to safeguard trees in the interests of local amenity and the enhancement of the development itself, in accordance with the National Planning Policy Framework (July 2021) and Policy EM1 of the Basingstoke and Deane Local Plan 2011- 2029.
17 Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking and re-enacting that Order with or without modification) no building, structure or other alteration permitted by Classes A, AA, E and F of Part 1 of Schedule 2 of the Order shall be erected on the application site without the prior written permission of the Local Planning Authority on an application made for that purpose.
REASON: To prevent overdevelopment of the site and any impact on the root protection area of trees in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
18 A minimum of one of the dwellings hereby approved shall be built to accessible and adaptable standards. No development above slab level shall commence on site until details of which properties property are is to be built to such standards are submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.
REASON: Details are required in the absence of accompanying the planning submission, to ensure an appropriate co-ordinated high quality form of development and to enable people to stay in their homes as their needs change in accordance with Policy CN3 of the Basingstoke and Deane Local Plan 2011-2029.
19 The development hereby approved shall be carried out in strict accordance with the recommendations set out within the Ecological Assessment by Peach Ecology dated July 2022.
REASON: In order to prevent adverse impacts on protected species and to ensure the delivery of permanent net gains for biodiversity, in line with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 and protection under the Conservation of Habitats and Species Regulations 2017 (Amended) and The Wildlife and Countryside Act 1981(Amended).
20 Prior to the installation of any external lighting, an external lighting scheme in line with the recommendations made within Ecology Assessment by Peach Ecology dated July 2022 shall be submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be carried out and maintained in accordance with the approved details.
REASON: In order to prevent impacts on foraging bats and other nocturnal species and reducing light pollution on the character of the conservation area in accordance with Policies EM4 and EM11 of the Basingstoke and Deane Local Plan 2011-2029.
21 No works shall take place on site, other than the boundary treatments labelled 1, 2 and 3 on 7928_D01_REV D, until a measured survey of the site has been undertaken and a plan prepared to a scale of not less than 1:500 showing details of existing and intended final ground levels and finished floor levels in relation to a nearby datum point which shall be submitted to and approved in writing by the Local Planning Authority. The development shall be completed and thereafter maintained in accordance with the approved details.
REASON: To protect the privacy of the occupiers of adjacent properties in accordance Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
22 No development shall commence on site, other than the boundary treatments labelled 1, 2 and 3 on 7928_D01_REV D, until a detailed services layout has been submitted and approved in writing by the Local Planning Authority. All services shall be included including gas, electricity, foul and fresh water, drainage and telecommunications. If a particular service is not required, a statement shall be included to that effect. The layout shall respect landscape and wildlife protection and mitigation measures and in particular, ensure that its implementation does not require installation or future maintenance excavations to be made within protection zones. The development and/or other operations shall be carried out and thereafter maintained in complete accordance with the approved service layout.
REASON: Details are required prior to commencement because insufficient information has been submitted with the application in this regard, to ensure the protection of identified tree, landscape and wildlife features/areas, in accordance with Policies EM1, EM4 and EM10 and 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. The fee chargeable is £116 or £34 where the related permission was for extending or altering a dwelling house or other development in the curtilage of a dwelling house. A fee is payable for each submission made regardless of the number of conditions for which approval is sought. Requests must be made using the standard application form (available online) or set out in writing clearly identifying the relevant planning application and condition(s) which they are seeking approval for.
2. In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-
seeking 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 55-58).
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/before-making-a-planning-application. For information more generally on the Climate Emergency please visit: https://www.basingstoke.gov.uk/climateemergency.
4. If this development will result in new postal addresses or changes in addresses, please contact the council's Street Naming and Numbering team on 01256 845557 and email GMSTeam@basingstoke.gov.uk to commence the process. Details can be found on the council's website.
5. It is advised that clearance works are undertaken outside bird nesting periods (March-August).
4. Application – 22/02568/HSE:Demolition of existing single storey rear extension and outbuilding and erection of single storey rear extension. Site: Newnham Green Farm, Tylney Lane Newnham Hampshire
The Committee considered the report set out on pages 116 to 133 of the agenda together 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.
Some Members were content with the proposal as they felt that the design and size were appropriate to the host dwelling and the demolition of the barn would not cause harm to the listed building. Other Members disagreed and thought that the reasons for refusal in the Officers report had not been addressed.
It was noted that a bat survey had not been submitted with the application. Given that a survey would be required to determine if there was potential for bat roosts within the building, it was considered that the proposal for the removal of the building without this information being submitted was unacceptable.
To deal with the issue it was noted that a bat survey would be required prior to any permission being issued. Officers would be delegated to review and consider the survey and if there were no material considerations resulting from it, than the permission would be issued with any appropriate conditions.
RESOLVED that: the application be APPROVED subject to the conditions listed below andfor the following reasons.
Reasons for Approval
1 The proposal is considered to represent sustainable development and the application would not result in the erection of dwellings in an isolated location within the countryside. The proposal is therefore in accordance with the National Planning Policy Framework (July 2021) (NPPF) and Policy SD1 of the Basingstoke and Deane Local Plan 2011-2029.
2 The principle of dwellings in this location would relate to surrounding development and would not result in significant impacts on the local landscape character or scenic quality of the North Wessex Downs Area of Outstanding Natural Beauty subject to an appropriately designed scheme. As such, the proposal complies with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029, the National Planning Policy Framework (July 2021) and the Design and Sustainability Supplementary Planning Document (July 2018).
3 The development would not cause an adverse impact on highway safety, subject to the provision of adequate visibility, and space would be available for adequate levels of parking provision to serve the development and as such the proposal complies with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and the Parking Supplementary Planning Document (2018).
4 The proposed development would not cause any adverse impact on biodiversity and as such the proposal is considered to be in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 and the Landscape, Biodiversity and Trees Supplementary Planning Document (December 2018).
5 The proposed development would safeguard trees of amenity value on the application site and would therefore comply with Policy EM1 of the Basingstoke and Deane Local Plan 2011-2029 and the Landscape, Biodiversity and Trees Supplementary Planning Document (2018) in this respect.
6 The proposal would not cause harm to the amenities of neighbouring and new residential properties. The proposal therefore accords with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
subject to the following conditions and informatives:-
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
Site Layout - 21125.116 - G Plot 1 - elevations - drawing no. 21125.128 Plot 1 - Floor Plans - drawing no. 21125.124 Plot 2 - Elevations - drawing no. 21125.129 Plot 2 - Floor Plans - drawing no. 21125.125 - A Plot 2 - garage - drawing no. 21125.112 - A Plot 3 - Elevations - drawing no. 21125.130 - A Plot 3 - Floor Plans - drawing no. 21125.126 - B Plot 4 - Elevations - drawing no. 21125.131 Plot 4 - Floor Plans - drawing no. 21125.127 - A
REASON: For the avoidance of doubt and in the interests of proper planning
2 The areas shown on the approved plan for the storage of bicycles and the parking and manoeuvring of vehicles for each plot shall be provided in accordance with the approved plans prior to occupation and reserved for these purposes at all times. REASON: To ensure adequate on site car parking provision for the approved development in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
3 The waste storage and collection points shall be installed in accordance with the Landscape Proposals - drawing no. ACLA/BSU 01 Rev C. The approved details shall be implemented before the first occupation of any dwelling affected and shall thereafter be maintained.
REASON: In the interests of amenity and highway safety in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
4 Protective measures, including fencing, ground protection, supervision, working procedures and special engineering solutions shall be carried out in accordance with the arboricultural method statement and tree protection plans: Arboricultural Impact Assessment & Method Statement produced by Own Allpress, dated 6.12.2022.
REASON: To ensure that reasonable measures are taken to safeguard trees in the interests of local amenity and the enhancement of the development itself, in accordance with the National Planning Policy Framework and Policy EM1 of the Basingstoke and Deane Local Plan 2011- 2029.
5 Notwithstanding the approved plans (drawing no. ACLA/BSU 01 Rev C) no soft landscaping works shall commence on site above slab level until a scheme of landscaping which shall specify species, planting sizes, spacing and numbers of trees/shrubs to be planted (including replacement trees where appropriate) shall be submitted to and approved in writing by the Local Planning Authority. The works approved shall be carried out in the first planting and seeding seasons following the first occupation of the building(s) or when the use hereby permitted is commenced. In addition, a maintenance programme detailing all operations to be carried out in order to allow successful establishment of planting, shall be submitted to and approved in writing by the Local Planning Authority before commencement of the landscaping works. Any trees or plants which, within a period of 5 years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species.
REASON: Details are required in the interests of the amenities of the area and in accordance with the guidance contained within Sections 12 and 16 of the National Planning Policy Framework (July 2021) and Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
6 The development hereby approved shall be carried out in accordance with the details approved under condition submission reference 22/02657/CONDN on 24th January 2023, in respect of Condition 24 (parking layout and manoeuvring of contractors and delivery vehicles) attached to outline planning permission approval 20/00370/OUT. The approved details shall be adhered to throughout the construction period.
REASON: In the interests of highway safety and to prevent the obstruction of an interruption of the free flow of traffic throughout construction and in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029.
7 Notwithstanding the details shown on the approved plans, the following windows shall be glazed with obscured glass, to at least the equivalent of Pilkington level 4 standard:
Plot 3 - First floor window in the east elevation serving a bathroom Plot 4 - First-floor window in the east elevation serving a bathroom
The windows and glazing shall be installed prior to occupation of the development and shall be permanently maintained in that condition.
REASON: To protect the privacy of the adjacent properties and to prevent overlooking, in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
8 No development above ground floor slab level shall commence on site until details setting out how a minimum of 15% of dwellings will be built accessible and adaptable standards to enable people to stay in their homes as their needs change. Development shall be carried out in accordance with the approved details.
REASON: To ensure an appropriate co-ordinated high quality form of development to accord with the National Planning Policy Framework, Policy CN3 of the Basingstoke and Deane Local Plan 2011-2029 and the Housing Supplementary Planning Document (2018).
9 No development above damp proof course shall commence on site until details of the materials to be used for hard and paved surfacing have been submitted to and approved in writing by the Local Planning Authority. The approved surfacing shall be completed before the dwelling is first occupied and thereafter maintained. REASON: Details are required because insufficient information has been submitted with the application in this regard, in the interests of the visual amenities of the area and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
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. The fee chargeable is £116 or £34 where the related permission was for extending or altering a dwelling house or other development in the curtilage of a dwelling house. A fee is payable for each submission made regardless of the number of conditions for which approval is sought. 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. The details submitted in relation to conditions 8, 9, 14, 16 and 24 of the Outline application 20/00370/OUT, in so far as they relate specifically to this reserved matters application (where relevant), are accepted, and the details approved. Where conditions require later submission (i.e. to demonstrate compliance, or for a subsequent phase of development), these details remain outstanding and are not hereby approved. For the avoidance of doubt, these conditions are 5 10, 12, 13, 18, 19, 21 and 23 of the Outline application 20/00370/OUT.
3. In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-
proactively offering a pre-application advice (in accordance with paragraphs 39 - 46); seeking further information following receipt of the application;
In this instance:
the applicant was updated of any issues after the initial site visit; Amended drawings were received
In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.
4. The Borough Council declared a Climate Emergency during 2019 formally making this declaration at the meeting of Cabinet in September 2019. This recognises the need to take urgent action to reduce both the emissions of the Council's own activities as a service provider but also those of the wider borough. In this respect, the Council is working with consultants at present to identify appropriate actions to achieve the targets that have been set. Beyond the requirements of any conditions that may be applicable to this planning permission and the current planning policy framework, the applicant is encouraged to explore all opportunities for implementing the development in a way that minimises impact on climate change. Where this in itself might require separate permission applicants can contact the council for advice through the following link: https://www.basingstoke.gov.uk/before-making-a-planning-application. For information more generally on the Climate Emergency please visit: https://www.basingstoke.gov.uk/climateemergency.
5. Before undertaking any work which affects a public highway (including a public right of way) you must obtain specific written approval from the Director of Economy, Transport and Environment at Hampshire County Council and enter into or secure any necessary legal agreements or consents to enable the works on a public highway to proceed. It is an offence to carry out unauthorised works on a public highway. This requirement applies not only to the creation of new vehicle accesses involving excavation within a footway, verge or carriageway but also to the stopping of existing access(es) or other works on or to the public highway. For further information, please contact highways.development.control@hants.gov.uk
6. Any vegetation clearance should ideally be undertaken outside of bird nesting season (March to August inclusive) in order to avoid causing disturbance to nesting birds protected under the Wildlife and Countryside Act 1981. If vegetation clearance works have to be undertaken during the period then areas should first be checked by a qualified ecologist should evidence of nesting be located then works in that area should not take place until nesting has finished and fledglings have left the nest.
7. The applicant's attention is drawn to the views expressed by Members of the council's Development Control Committee that where a management company is required for future maintenance of the communal landscaping areas there is a strong preference that associated costs are not passed onto future residents.
5. Application – 22/02569/LBC: Demolition of existing single storey rear extension and outbuilding and erection of single storey rear extension. Site: Newnham Green Farm, Tylney Lane Newnham Hampshire
The Committee considered the report set out on pages 134 to 149 of the and other matters discussed at the meeting.
RESOLVED that: Subject to receipt of an acceptable bat survey the Planning and Development Manager be delegated to APPROVE the application subject to the conditions listed below and any required as a result of the bat survey.
Reasons for Approval
1. The proposed works would, by virtue of its modest scale and unobtrusive design, preserve the significance of the listed building known as Newnham Green Farm, in accordance with the requirements of the National Planning Policy Framework and Policies EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029
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, 1:1250@A4, PL01, License no. 10041040, Received 14.09.2022 Proposed Site Plan, (Drawing No. NG/22/01/B) Proposed Ground Floor Plan (Drawing No.NG/22/02/B) Proposed Elevations - North East & South East (Drawing No.NG/22/03/B) Proposed Elevations - North West (Drawing No. NG/22/04/B)
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 51 of the Planning and Compulsory Purchase Act 2004 and to prevent an accumulation of unimplemented planning permissions.
3. No development shall commence on site until details of the types and colours of external materials to be used, including colour of mortar, together with samples, have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out and thereafter maintained in accordance with the details so approved.
4. No works shall commence on-site until full working details of the windows, doors and rooflights at 1:5, have been submitted to and approved in writing by the Local Planning Authority. The submitted details must be referenced against the approved plans, and must show the relationship with the surrounding / original fabric. The works shall then progress in strict accordance with the approved details unless agreed otherwise in writing by the Local Planning Authority before varied on-site.
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. The fee chargeable is £116 or £34 where the related permission was for extending or altering a dwelling house or other development in the curtilage of a dwelling house. A fee is payable for each submission made regardless of the number of conditions for which approval is sought. Requests must be made using the standard application form (available online) or set out in writing clearly identifying the relevant planning application and condition(s) which they are seeking approval for.
2. In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-
seeking further information following receipt of the application; seeking amendments to the proposed development following receipt of the application; considering the imposition of conditions
In this instance:
the applicant was updated of any issues after the initial site visit.
In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.
3. The Borough Council declared a Climate Emergency during 2019 formally making this declaration at the meeting of Cabinet in September 2019. This recognises the need to take urgent action to reduce both the emissions of the Council's own activities as a service provider but also those of the wider borough. In this respect, the Council is working with consultants at present to identify appropriate actions to achieve the targets that have been set. Beyond the requirements of any conditions that may be applicable to this planning permission and the current planning policy framework, the applicant is encouraged to explore all opportunities for implementing the development in a way that minimises impact on climate change. Where this in itself might require separate permission applicants can contact the council for advice through the following link: https://www.basingstoke.gov.uk/before-making-a-planning-application. For information more generally on the Climate Emergency please visit: https://www.basingstoke.gov.uk/climateemergency.
4. It is advised that clearance works are undertaken outside bird nesting periods (March-August).
6. Application – 22/02610/RES: Reserved matters application for the for the demolition of existing buildings and the proposed redevelopment of the former piggery to provide 1 x 5 Bed and 3 x 3 Bed dwellings together with modified existing vehicular access and pedestrian access (pursuant to outline application 20/00370/OUT) Site: Land At Westridge Highclere Hampshire
The Committee considered the report set out on pages 150 to 176 of the agenda together with the further material set out on the addendum sheet and other matters discussed at the meeting.
The Committee discussed the proposed application and requested for an informative to highlight the management of the landscape strip going forward.
RESOLVED that: Subject to receipt of an acceptable bat survey the Planning and Development Manager be delegated to APPROVE the application subject to the conditions listed below and any required as a result of the bat survey.
Reasons for Approval
1. The proposed works would, by virtue of its modest scale and unobtrusive design, preserve the significance of the listed building known as Newnham Green Farm, in accordance with the requirements of the National Planning Policy Framework and Policies EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029
Conditions/Reasons
1. The development hereby permitted shall be carried out in accordance with the following approved plans:
Location Plan, 1:1250@A4, PL01, License no. 10041040, Received 14.09.2022 Proposed Site Plan, (Drawing No. NG/22/01/B) Proposed Ground Floor Plan (Drawing No.NG/22/02/B) Proposed Elevations - North East & South East (Drawing No.NG/22/03/B) Proposed Elevations - North West (Drawing No. NG/22/04/B)
REASON: For the avoidance of doubt and in the interests of proper planning.
2. The works to which this Listed Building Consent relate shall be begun before the expiration of 3 years from the date of the consent.
REASON: To comply with Section 18 of the Planning (Listed Buildings and Conservation Areas) Act 1990 (as amended by Section 51(4) of the Planning and Compensation Act 2004) and to prevent an accumulation of unimplemented consents.
3. No development shall commence on site until details of the types and colours of external materials to be used, including colour of mortar, together with samples, have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out and thereafter maintained in accordance with the details so approved.
REASON: Details are required prior to commencement because insufficient information has been submitted with the application in this regard, in the interests of the visual amenities of the area and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
4. No works shall commence on-site until full working details of the windows, doors and rooflights at 1:5, have been submitted to and approved in writing by the Local Planning Authority. The submitted details must be referenced against the approved plans, and must show the relationship with the surrounding / original fabric. The works shall then progress in strict accordance with the approved details unless agreed otherwise in writing by the Local Planning Authority before varied on-site.
REASON: Details are required prior to development because insufficient detail was submitted with the application to preserve the special architectural / historic interest of the listed building, in accordance with Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029
Notes to Applicant
1. 1.1 The applicant's attention is drawn to the fact that the above conditions (if any), must be complied with in full, failure to do so may result in enforcement action being instigated.
1.2 This permission may contain pre-commencement conditions which require specific matters to be submitted and approved in writing by the Local Planning Authority before a specified stage in the development occurs. This means that a lawful commencement of the approved development CANNOT be made until the particular requirements of the pre-commencement conditions have been met.
1.3 The applicant's attention is drawn to the fact that the Local Planning Authority has a period of up to eight weeks to determine details submitted in respect of a condition or limitation attached to a grant of planning permission. It is likely that in most cases the determination period will be shorter than eight weeks, however, the applicant is advised to schedule this time period into any programme of works. Requests must be made using the standard application form (available online) or set out in writing clearly identifying the relevant planning application and condition(s) which they are seeking approval for.
1.4 No fees are required for the submission of details required under a condition imposed on a Listed Building Consent. Requests must however be made using the standard application form (available online) or set out in writing clearly identifying the relevant consent and condition(s) which they are seeking approval for.
2. In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-
seeking further information following receipt of the application; seeking amendments to the proposed development following receipt of the application; considering the imposition of conditions
In this instance:
the applicant was updated of any issues after the initial site visit.
In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.
3. The Borough Council declared a Climate Emergency during 2019 formally making this declaration at the meeting of Cabinet in September 2019. This recognises the need to take urgent action to reduce both the emissions of the Council's own activities as a service provider but also those of the wider borough. In this respect, the Council is working with consultants at present to identify appropriate actions to achieve the targets that have been set. Beyond the requirements of any conditions that may be applicable to this planning permission and the current planning policy framework, the applicant is encouraged to explore all opportunities for implementing the development in a way that minimises impact on climate change. Where this in itself might require separate permission applicants can contact the council for advice through the following link: https://www.basingstoke.gov.uk/before-making-a-planning-application. For information more generally on the Climate Emergency please visit: https://www.basingstoke.gov.uk/climateemergency.
4. It is advised that clearance works are undertaken outside bird nesting periods (March-August).
subject to the following informatives:-
Informative(s):-
1. While the submitted proposal was not considered to be acceptable, it may be possible to achieve an appropriate alternative scheme. Please contact the Case Officer if you wish to discuss your proposals.
7. Application – 22/02686/PIP: Application for Permission in Principle for the erection of 1 no. dwelling. Site: Land At Wolverton Road, Baughurst, Hampshire
The application was withdrawn from the agenda by the applicant prior to the meeting.
8. Application – 22/02915/FUL: Demolition of three agricultural/equestrian buildings and erection of 8 no. prefabricated eco-pods for use as an office, farm shop, and overnight accommodation. Site: Silchester Farm, Little London Road Silchester Hampshire
The Committee considered the report set out on pages 194 to 218 of the agenda together 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 discussions was the potential noise to the residents which resulted in mixed views.
Some Members advised that the site had a history of noise complaints and believed that the overnight accommodation could exacerbate the situation. Whilst other Members disagreed as they believed that the source of the noise was already there due to the existing Wedding and Events and were content that the staff would be always on-site to ensure guests did not create any unacceptable levels of noise or anti-social behaviour.
In Conclusion, they thought in planning terms there were not sufficient reasons for refusal.
RESOLVED that: the application was APPROVED subject to the conditions listed below and for the following reasons.
Reasons for Approval
1 The proposal comprises of the provision of overnight accommodation, staff office and farm shop in supporting the ongoing diversification of Silchester Farm and would, in part, support the existing wedding and events enterprise. The development would therefore result in additional economic use within the countryside and would contribute to a prosperous rural economy in accordance with Policy EP4 of the Basingstoke and Deane Local Plan 2011-2029 and the National Planning Policy Framework (2021).
2 The proposed development, would relate to surrounding development and would not result in significant impacts on the local landscape character or scenic quality of the area. As such the proposal complies with the National Planning Policy Framework (July 2021), Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and the Design and Sustainability Supplementary Planning Document (July 2018).
3 The proposed development would not result in any undue noise or disturbance to existing neighbouring properties and as such would comply with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029 and Section 11 of the Design and Sustainability Supplementary Planning Document (July 2018).
4 The proposed development would preserve the special historic and/or architectural interest of the listed farmhouse and granary building and would also help to secure the future viability of the historic site. As such, the proposed development is in accordance with Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029 and the guidance contained within the National Planning Policy Framework (2021).
5 The development would not cause an adverse impact on highway safety, and adequate parking would be provided to serve the development and as such the proposal complies with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and the Parking Supplementary Planning Document (2018).
6 The proposed development would not cause any adverse impacts on biodiversity and as such the proposal is considered to be in accordance with the National Planning Policy Framework (July 2021), Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 and the Landscape, Biodiversity and Trees Supplementary Planning Document (December 2018).
subject to the following conditions and informatives:-
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
SK12A - Site and Location Plan SK13 - Scheme Proposals 12m Eco Pod Plans and Elevations SK14 - Scheme Proposals 9m Eco Pod Plans and Elevations SK15 - Eco Farm Shop and Office Plans and Elevations
REASON: For the avoidance of doubt and in the interests of proper planning.
2 The development hereby permitted shall be begun before the expiration of 3 years from the date of this planning permission.
REASON: To comply with Section 91 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.
3 No development above slab level shall commence on site until details of the types and colours of external materials to be used, including colour of mortar and timber staining (where applicable), together with samples, have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out and thereafter maintained in accordance with the details so approved. REASON: In the interests of the visual amenities of the area and in accordance with Policies EM1, EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029.
4 Notwithstanding the approved plans no soft landscaping works shall commence on site above slab level until a scheme of landscaping which shall specify species, planting sizes, spacing and numbers of trees/shrubs to be planted (including replacement trees where appropriate) shall be submitted to and approved in writing by the Local Planning Authority. The works approved shall be carried out in the first planting and seeding seasons following the first occupation of the building(s) or when the use hereby permitted is commenced. In addition, a maintenance programme detailing all operations to be carried out in order to allow successful establishment of planting, shall be submitted to and approved in writing by the Local Planning Authority before commencement of the landscaping works. Any trees or plants which, within a period of 5 years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species.
REASON: Details are required in the interests of the amenities of the area and in accordance with the guidance contained within Sections 12 and 16 of the National Planning Policy Framework (July 2021) and Policies EM1, EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029.
5 Notwithstanding the approved plans no hard landscaping works shall commence on site above slab level until details of the materials to be used for hard and paved surfacing have been submitted to and approved in writing by the Local Planning Authority. The approved surfacing shall be completed before the adjoining buildings are first occupied and thereafter maintained in accordance with the details so approved.
REASON: Details are required in the absence of accompanying the application and in the interests of visual amenity and in accordance with Policies EM1, EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029.
6 Prior to their installation, no screen walls/fences/hedges shall be erected/planted 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 and/or planted before the dwelling hereby approved is first occupied and shall subsequently be maintained. Any trees or plants which, within a period of 5 years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, details of which shall be agreed in writing by the Local Planning Authority before replacement occurs.
REASON: Details are required because insufficient information has been submitted with the application in this regard, in the interests of the amenities of the area and in accordance with Policies EM1, EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029.
7 The farm shop, including operations and deliveries, hereby approved is restricted to the hours of 09:00-18:00 hours Monday to Sunday (inclusive of bank holidays). REASON: In the interests of residential amenity and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
8 Prior to the installation of any external lighting, a bat sensitive external lighting scheme in line the Guidance note 8 Bats and Artificial Lighting by the Institute of Lighting Professionals and the Bat Conservation Trust should be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out and retained in accordance with the approved details.
REASON: In order to prevent adverse impacts on protected species in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.
9 No development shall take place, including any works of demolition, until a Construction Method Statement has been submitted to, and approved in writing by, the local planning authority. The approved Statement shall be adhered to throughout the waste removal and construction period. The Statement shall provide for: i) the parking of vehicles of site operatives and visitors, ii) loading and unloading of plant and materials, iii) storage of plant and materials used in constructing the development, iv) management of construction traffic and access routes.
REASON: In the interests of highway safety and for the convenience of neighbour amenities and highway users in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029
10 No work relating to the construction of the development hereby approved, including works of demolition or preparation prior to operations, shall take place before the hours of 0730 nor after 1800 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays nor on Sundays or recognised public holidays.
REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance Policy EM12 of the Basingstoke and Deane Local Plan 2011 - 2029.
11 No deliveries of construction materials or plant and machinery and no removal of any spoil from the site, shall take place before the hours of 0730 nor after 1800 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays nor on Sundays or recognised public holidays.
REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance with Policy EM12 of the Basingstoke and Deane Local Plan 2011-2029.
Informative(s):-
1. 1.1 The applicant's attention is drawn to the fact that the above conditions (if any), must be complied with in full, failure to do so may result in enforcement action being instigated.
1.2 This permission may contain pre-commencement conditions which require specific matters to be submitted and approved in writing by the Local Planning Authority before a specified stage in the development occurs. This means that a lawful commencement of the approved development CANNOT be made until the particular requirements of the pre-commencement conditions have been met.
1.3 The applicant's attention is drawn to the fact that the Local Planning Authority has a period of up to eight weeks to determine details submitted in respect of a condition or limitation attached to a grant of planning permission. It is likely that in most cases the determination period will be shorter than eight weeks, however, the applicant is advised to schedule this time period into any programme of works. A fee will be required for requests for discharge of any consent, agreement, or approval required by a planning condition. The fee chargeable is £116 or £34 where the related permission was for extending or altering a dwelling house or other development in the curtilage of a dwelling house. A fee is payable for each submission made regardless of the number of conditions for which approval is sought. Requests must be made using the standard application form (available online) or set out in writing clearly identifying the relevant planning application and condition(s) which they are seeking approval for.
2. In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-
proactively offering a pre-application advice (in accordance with paragraphs 39 - 46); seeking further information following receipt of the application; considering the imposition of conditions and or the completion of a s.106 legal agreement (in accordance with paragraphs 55-58).
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/before-making-a-planning-application. For information more generally on the Climate Emergency please visit: https://www.basingstoke.gov.uk/climateemergency.
4. The development hereby approved results in the requirement to make payments to the Council as part of the Community Infrastructure Levy (CiL) procedure. A Liability Notice setting out further details and including the amount of CiL payable will be sent out separately from this Decision Notice following the receipt of form_2_assumption_of_liability.pdf (planningportal.co.uk). You are advised to read the Liability Notice and ensure that a Commencement Notice is submitted to the Council prior to the commencement of development. Failure to submit the Commencement Notice prior to the commencement of development will result in the loss of any exemptions claimed; the loss of any right to pay by instalments; and additional costs to you in the form of surcharges. You are advised to await acknowledgement of receipt of the Commencement Notice from the Charging Authority before commencing any works. Further details can be viewed at https://www.basingstoke.gov.uk/community-infrastructure-levy.
5. In the event discoloured and/or odorous soils are encountered during foundations and other excavation works; or should any hazardous materials (including asbestos) or significant quantities of made ground be found, then all development works shall be stopped and the Local Planning Authority contacted immediately. A scheme of works to investigate the risks and / or the adoption of any required remedial measures be submitted to, agreed and approved in writing by the Local Planning Authority prior to the recommencement of development works.
9. Application – 22/03153/FUL:Conversion and extension of barn to form 1 no. three bed dwelling; with associated parking, turning, landscaping, private amenity space and access. Site: Land Adjacent to Byes Lane Grid Ref 463222 161163 Byes Lane, Silchester, Hampshire
The application was withdrawn from the agenda by the applicant prior to the meeting.
Meeting ended 21:20
Chairman
|
Committee Member
Chair of the Human Resources Committee
Councillor Andrea Bowes
Liberal Democrat
Present, as expected
Reserve
Cabinet Member for Strategic Planning and Infrastructure
Councillor Andy Konieczko
Liberal Democrat
Not required
Reserve
Cabinet Member for Sports, Leisure and Culture
Councillor Kerry Morrow
Liberal Democrat
Not required
Committee Member
Committee Member
Chair of the Development Control Committee
Councillor Andrew McCormick
Labour and Co-Operative Party
Present, as expected
Committee Member
Chair of the Manydown Committee
Councillor Angie Freeman
Labour
Present, as expected
Guest
Cabinet Member for Major Projects and Regeneration
Councillor Onnalee Cubitt
Independent Member
In attendance
Reserve
Committee Member
Vice-Chair of the Audit and Accounts Committee
Councillor Paul Gaskell
Conservative
Present, as expected
Committee Member
Reserve
Committee Member
Cabinet Member for Climate and Ecological Emergency
Councillor Chris Tomblin
Basingstoke & Deane Independent Group
Present, as expected
Reserve
Vice-Chair
Leader
Councillor Paul Harvey
Basingstoke & Deane Independent Group
Present, as expected
Reserve
Vice-Chair of Human Resources Committee
Councillor Tony Durrant
Basingstoke & Deane Independent Group
Not required
Last updated: 9 May 2025 14:24
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