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Delegated to the Head of Planning and Building to grant
PERMISSION subject to the undertaking by the
LPA of a Habitat Regulations assessment and the satisfactory
conclusion of consultation with Natural England in relation to
this, and the completion of a legal agreement to
secure obligations in respect of the following:
- Off-site
biodiversity mitigation;
- Nitrate mitigation
measures;
Then
PERMISSION subject to:
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1.
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The
development hereby permitted shall be begun within three years from
the date of this permission.
Reason: To comply with the provision
of Section 91 of the Town and Country Planning Act 1990 as amended
by Section 51 of the Planning and Compulsory Purchase Act
2004.
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2.
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The
development hereby permitted shall not be carried out except in
complete accordance with the details shown on the submitted plans,
numbers;
- 1070-PSL-00
1421-0102 REV E
- 1070-PSL-00-B Rev
A
- 1070-LCS-PL500 Rev
A
- 1070_SP04 Rev
B
- 1070_01_P02
- 1070_01_E01
- 1070_01_P01
- 1070_01_E04
- 1070_01_E03
- 1070_01_E02
- 1070_01_P03
- 1070_02_P02 Rev
A
- 1070_02_E01 Rev
A
- 1070_02_P01 Rev
A
- 1070_02_E04 Rev
A
- 1070_02_E03 Rev
A
- 1070_02_E02 Rev
A
- 1070_02_P03 Rev
A
- 1070_03_P02 Rev
A
- 1070_03_E01 Rev
A
- 1070_03_P01 Rev
A
- 1070_03_E04 Rev
A
- 1070_03_E03 Rev
A
- 1070_03_E02 Rev
A
- 1070_03_P03 Rev
A
- 1070_04_P02
- 1070_04_E01
- 1070_04_P01
- 1070_04_E04
- 1070_04_E03
- 1070_04_E02
- 1070_04_P03
- 1070_05_P02
- 1070_05_E01
- 1070_05_P01
- 1070_05_E04
- 1070_05_E03
- 1070_05_E02
- 1070_05_P03
Reason: For the avoidance of doubt and in the interests of
proper planning.
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3.
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No
development shall take place until full details of the off site highway works as shown on drawing NJC-006
within the submitted Highway Technical Note (prepared by Nick
Culhane Highway Consultant, dated May 2023) have been submitted to
and approved in writing by Local Planning Authority.
Reason: Details are required prior to commencement in the
interests of highway safety in accordance with Test Valley Borough
Revised Local Plan (2016) Policy T1.
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4.
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No
development shall take place until the off
site highway works as shown on drawing NJC-006 within the
submitted Highway Technical Note (prepared by Nick Culhane Highway
Consultant, dated May 2023) or as otherwise subsequently approved
have been implemented in accordance with the approved
details.
Reason: In the interests of highway safety in accordance with
Test Valley Borough Revised Local Plan (2016) Policy T1.
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5.
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No
development shall take place (including site clearance and
demolition works) until a Construction Site Management Plan has
been submitted to and approved in writing by the Local Planning
Authority. This should include (but not be limited to);
construction traffic routes, parking and turning provision to be
made on site, measures to prevent mud from being deposited on the
highway and a programme for construction. The approved details
shall be fully implemented prior to the commencement of
development. Development shall be
carried out in accordance with the approved details.
Reason: Details are required prior to commencement in the
interests of highway safety in accordance with Test Valley Borough
Revised Local Plan (2016) Policy T1.
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6.
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Notwithstanding the details submitted, no development shall take
place (including any demolition, site clearance or ground-works)
until a Construction Environmental Management Plan (CEMP) and a
Landscape Ecological Management Plan (LEMP) have been submitted to
and approved in writing by the Local Planning Authority. The CEMP
shall include a Tree Protection Plan that also safeguards potential
bat roosts and habitats within the site, and should make provision
for the submission of evidence of the implementation of the Tree
Protection Plan prior to construction activity taking place, and
the submission of a compliance report on completion of
construction. Development shall be
carried out in accordance with the approved details, and any
biodiversity enhancements shall be permanently retained and
maintained in accordance with the approved details.
Reason: Details are required prior to commencement in the
interests of conserving biodiversity during the construction phase
of the development in accordance with Test Valley Borough Revised
Local Plan (2016) Policy E5.
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7.
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No
development shall take place (including site clearance and
demolition works) until a survey to assess the nature and extent of
any Asbestos Containing Materials (ACMs) at the site has been
carried out and a report of the findings submitted to and approved
in writing by the Local Planning Authority. The survey must be
undertaken by a competent person, and shall assess the presence of
all ACMs on the site. In the event that these materials are
identified, a Method Statement setting out how the ACMs will be
removed from the site and disposed of at a suitably licensed waste
facility shall be provided. Development
shall be carried out in accordance with the approved
details.
Reason: To ensure a safe working and living environment in
accordance with Test Valley Borough Revised Local Plan (2016)
policy E8.
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8.
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No
development shall take place (other than demolition) until details,
including plans and cross sections, have been submitted to and
approved in writing by the Local Planning Authority of the existing
and proposed ground levels of the development and the boundaries of
the site and the height of the ground floor slab and damp proof
course in relation thereto. Development shall be carried out in
accordance with the approved details.
Reason: In the interest of amenity
in accordance with Test Valley Borough Revised Local Plan (2016)
Policies E1, E2 and LHW4.
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9.
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No
management/maintenance works shall be undertaken on any existing
trees within the site until a Tree Bat Roost Safeguard Plan
(Biodiversity Method Statement), based upon a survey and assessment
by a suitably qualified, experienced and licensed ecologist, has
been submitted to and approved in writing by the Local Planning
Authority. The Plan/Statement should include results from a
climbing survey or from a platform or similar where necessary, so
that the trees can be inspected closely at height using an
endoscope. The Plan/ Statement should also demonstrate if there is
a need for a European Protected Species Licence (EPSL). All agreed
works are to be undertaken with ecological supervision, in
accordance with a EPSL (as required).
Development shall be carried out in accordance with the approved
details.
Reason: In the interests of conserving biodiversity during the
construction phase of the development in accordance with Test
Valley Borough Revised Local Plan (2016) Policy E5.
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10.
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The
existing building on the site shall not be demolished until an
up-to-date Bat Emergence Survey has been submitted to and approved
in writing by the Local Planning Authority. Details of any further mitigation required shall
also be provided. Development shall be carried out in accordance
with the approved details.
Reason: In the interests of conserving biodiversity during the
construction phase of the development in accordance with Test
Valley Borough Revised Local Plan (2016) Policy E5.
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11.
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Notwithstanding the details submitted, no development shall take
place above damp proof course (DPC) level of the development hereby
permitted until full details of the hard and soft landscape works
within the site have been submitted to and approved in writing by
the Local Planning Authority. The details shall include: planting
plans; written specifications (including cultivation and other
operations associated with plant and grass establishment);
schedules of plants, noting species, plant sizes and proposed
numbers/densities; proposed finished levels or contours; means of
enclosure; and hard surfacing materials. The landscape works shall
be carried out in accordance with the approved details.
Reason: To ensure that landscaping and landscape features enable
the development to positively integrate into the landscape
character of the area in accordance with Test Valley Borough
Revised Local Plan (2016) Policy E2.
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12.
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No
development shall take place above damp proof course (DPC) level of
the development hereby permitted until a schedule of landscape
management and maintenance for a minimum period of 5 years in
respect of proposed on-plot hard and soft landscaping and a minimum
period of 25 years in respect of existing and proposed communal
hard and soft landscaping has been submitted to and approved in
writing by the Local Planning Authority. The landscape management
plan shall include long term design objectives, management
responsibilities (including in respect of the woodland, roadways
and manoeuvring areas, and visitor car parking spaces), maintenance
schedules for all landscape areas and an implementation programme.
The landscape implementation, management and maintenance shall be
carried out in accordance with the approved details.
Reason: To ensure that arrangements for the long term management
and maintenance of existing and proposed landscaping have been made
in accordance with Test Valley Borough Revised Local Plan (2016)
Policy E2.
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13.
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No
development shall take place above DPC level of the development
hereby permitted until samples and details of the materials to be
used in the construction of all external surfaces hereby permitted
have been submitted to and approved in writing by the Local
Planning Authority. Development shall be carried out in accordance
with the approved details.
Reason: To ensure the development
has a satisfactory external appearance in the interest of visual
amenities in accordance with Test Valley Borough Revised Local Plan
(2016) Policy E1.
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14.
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The
development hereby permitted shall be carried out in accordance
with the submitted “Arboricultural Impact Appraisal and Method
Statement” (prepared by Technical Arboriculture, reference
AIA/AMS-KC/AH/TVFARM/001 Revision D version 2, dated June 2024),
and the associated “Tree Protection Plan” (reference
TPP-KC/TVFARM/001 Revision E).
Note:
Particular attention is drawn to the pre-commencement meeting
requirements set out in paragraph 51 of the submitted report (i.e.
a pre-commencement site meeting attended by the local planning
authority arboricultural officer,
project arboricultural consultant,
developer and the construction site manager), the carrying out of
which is essential to
minimise harm to the retained trees.
Reason: To ensure the enhancement of the development by the
retention of existing trees and natural features during the
construction phase in accordance with Test Valley Borough Revised
Local Plan (2016) policy E2.
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15.
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Tree
protective measures installed (in accordance with the tree
protection condition) shall be maintained and retained for the full
duration of works or until such time as agreed in writing with the
Local Planning Authority. No activities, nor material storage, nor
placement of site huts or other equipment what-so-ever shall take
place within the barrier.
Reason: To ensure the avoidance of damage to existing trees and
natural features during the construction phase in accordance with
Test Valley Borough Revised Local Plan (2016) Policy E2.
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16.
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All
service routes, drain runs, soakaways or excavations in connection
with the development hereby permitted shall remain wholly outside
the tree protective barrier.
Reason: To ensure the avoidance of damage to existing trees and
natural features during the construction phase in accordance with
Test Valley Borough Revised Local Plan policy E2.
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17.
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No
external lighting shall be installed at the site during the
construction phase of the development hereby permitted until a
detailed lighting strategy for the construction phase of the
development has been submitted to and approved in writing by the
Local Planning Authority. Development
shall be carried out in accordance with the approved details, with
any approved lighting strategy maintained in
perpetuity.
Note:
All lighting should follow best practice guidelines outlined by the
Bat Conservation Trust and the Institute of Lighting Professionals
(Guidance note 08/18 Bats and artificial lighting in the UK).
Details shall also include the location and type of luminaires as
well as the levels of horizontal and vertical illuminance on the
neighbouring residential properties. Any scheme should be designed
for 0% Upward Light Output Ratio (ULOR).
Reason: In the interests of visual and residential amenity, and
to prevent disturbance to protected species in accordance with
Policies E2, E5 and E8 of the Test Valley Borough Revised Local
Plan 2016.
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18.
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No
external lighting shall be installed on the dwellings hereby
permitted until a detailed lighting strategy has been submitted to
and approved in writing by the Local Planning Authority.
Development shall be carried out in accordance with the approved
details, with any approved lighting strategy maintained in
perpetuity. No other external lighting
shall be installed during the operational phase of the development
hereby permitted.
Note:
All lighting should follow best practice guidelines outlined by the
Bat Conservation Trust and the Institute of Lighting Professionals
(Guidance note 08/18 Bats and artificial lighting in the UK).
Details shall also include the location and type of luminaires as
well as the levels of horizontal and vertical illuminance on the
neighbouring residential properties. Any scheme should be designed
for 0% Upward Light Output Ratio (ULOR).
Reason: In the interests of visual and residential amenity, and
to prevent disturbance to protected species in accordance with
Policies E2, E5 and E8 of the Test Valley Borough Revised Local
Plan 2016.
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19.
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No
fixed plant or machinery shall be installed outside of any building
until details have been submitted to and approved in writing by the
Local Planning Authority. Details shall demonstrate that the
proposed plant or machinery will not have an unacceptable impact
upon the amenity of neighbouring properties by virtue of the
emission of noise. Development shall be
carried out in accordance with the approved details.
Reason: In the interests of amenity in accordance with Test
Valley Borough Revised Local Plan 2016 policy E8.
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20.
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No
work relating to the construction of the development hereby
permitted, including deliveries, collections or works of demolition
or preparation prior to operations, shall take place before the
hours of 0730 nor after 1800 on Mondays to Fridays; before the
hours of 0800 nor after 1300 on Saturdays; and at all on Sundays
and public holidays.
Reason: In the interests of amenity in accordance with Test
Valley Borough Revised Local Plan 2016 policy E8.
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21.
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In
the event that contamination is found at any time during
construction works, the presence of such contamination shall be
reported in writing to the Local Planning Authority without delay
and development shall be suspended on the affected part of the site
until a remediation scheme for dealing with that contamination has
been approved by the Local Planning Authority. The approved
remediation scheme shall be implemented and, if requested, a
verification report, for the purpose of certifying adherence to the
approved remediation scheme, shall be submitted to the Local
Planning Authority prior to the site being occupied.
Reason: To ensure a safe working and living environment in
accordance with Test Valley Borough Revised Local Plan (2016)
policy E8.
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22.
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There
shall be no burning on site during site clearance and
construction.
Reason: In the interests of amenity
in accordance with Test Valley Borough Revised Local Plan 2016
policy E8.
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23.
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The
areas shown for the manoeuvring of refuse vehicles on drawing
NJC-001 Rev 4 within the submitted Highway Technical Note Addendum
(prepared by Nick Culhane Highway Consultant, dated June 2024), to
the front of plots 4 and 5, shall be provided prior to the first
occupation of the dwellings hereby permitted and shall remain
available for this purpose at all times.
Reason: In the interest of highway safety in accordance with the
Test Valley Borough Revised Local Plan (2016) Policy T1.
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24.
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No
dwelling hereby permitted shall be occupied until vehicular access
to the public highway to serve each dwelling has been provided in
accordance with the approved plans.
Reason: To ensure a satisfactory and safe means of access to the
highway in accordance with Test Valley Borough Revised Local Plan
(2016) Policy T1.
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25.
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No
dwelling hereby permitted shall be occupied until space has been
laid out and provided for the parking and manoeuvring of vehicles
to enable them to enter and leave the site in a forward gear in
accordance with the approved plan and this space, including within
the approved garages, shall thereafter be reserved for such
purposes at all times.
Reason: In the interests of highway safety in accordance with
Test Valley Borough Revised Local Plan (2016) Policy T1.
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26.
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No
dwelling hereby permitted shall be occupied until provision for
cycle storage for two bicycles for that dwelling has been made
within the site. The provision for
cycle storage shall be maintained for this purpose at all
times.
Reason: In the interest of providing sufficient safe parking for
cyclists and in accordance Policy T2 of the Test Valley Borough
Revised Local Plan 2016.
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27.
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The
development hereby approved shall be designed and built to meet
Regulation 36 2 (b) requirement of 110 litres/person/day water
efficiency set out in part G2 of Building Regulations
2015.
Reason: In the interests of improving water usage efficiency in
accordance with policy E7 of the Test Valley Borough Revised Local
Plan 2016.
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28.
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Notwithstanding the provisions of the Town and Country Planning
(General Permitted Development) Order 2015 (or any order amending,
revoking or re-enacting that Order), no building, structure, walls
or fences of any kind other than those expressly authorised by this
permission shall be erected.
Reason: In order that the Local
Planning Authority can exercise control in the locality in the
interest of the landscape character of the area in accordance with
Test Valley Borough Revised Local Plan (2016) Policies E1 and
E2.
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29.
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Notwithstanding the provisions of the Town and Country Planning
(General Permitted Development) Order 2015 (or any order amending,
revoking or re-enacting that Order), no windows/dormer windows in
the roof slopes of the development hereby permitted other than
those expressly authorised by this permission shall be
constructed.
Reason: In order that the Local
Planning Authority can exercise control in the locality in the
interest of the landscape character of the area in accordance with
Test Valley Borough Revised Local Plan (2016) Policies E1 and
E2.
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Notes
to applicant:
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1.
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In
reaching this decision Test Valley Borough Council (TVBC) has had
regard to the National Planning Policy Framework and takes a
positive and proactive approach to development proposals focused on
solutions. TVBC work with applicants and their agents in a positive
and proactive manner offering a pre-application advice service and
updating applicants/agents of issues that may arise in dealing with
the application and where possible suggesting solutions.
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2.
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The
site is bordered by Footpaths 15 and 16. The applicant should be
aware of the following requirements: i)
Nothing connected with the development or its future use should
have an adverse effect on the rights of way, which must always
remain available for public use; ii) There must be no surface
alterations to a Public Rights of Way without the consent of
Hampshire County Council as Highway Authority. To carry out any
such works without this permission would constitute an offence
under s131 Highways Act 1980; iii) No builders or
contractor’s vehicles, machinery, equipment, materials,
scaffolding or anything associated with the works should be left on
or near the Footpaths so as to obstruct, hinder or provide a hazard
to users.
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3.
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Attention is drawn to the requirements of the Agreement dated
XXXXXX under Section 106 of the Town and Country Planning Act 1990
which affects this development.
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