major application cttee: 23 march 2016 item no. 1 ......3 of 155 obligations and community...

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Major Application Cttee: 23 March 2016 Item No. 1

Application no: 15/03693/OUT

For Details and Plans Click Here

Site Address Land Between Winchester Road And Micheldever Road Whitchurch Hampshire

Proposal Outline planning application for the erection of 100 dwellings with formation of new access onto Winchester Road, associated works to facilitate coach parking and parent drop off and associated open space and recreational facilities, following demolition of 123 Winchester Road

Registered: 21 October 2015 Expiry Date: 30 March 2016

Type of Application:

Outline Planning Application

Case Officer: Katherine Fitzherbert-Green 01256 845716

Applicant: David Wilson Homes

Agent: Mr Ian Johnson

Ward: Whitchurch Ward Member(s): Cllr Eric Dunlop Cllr Keith Watts

Parish: WHITCHURCH CP OS Grid Reference: 446618 147156

Recommendation: The application be APPROVED subject to the completion of a legal agreement (in accordance with the Community Infrastructure Levy Regulations 2010 and Saved Policies C1, C7, C9 and A2 of the Basingstoke and Deane Borough Local Plan 1996-2011) between the applicant and the Borough and County Councils to secure:

Affordable Housing

Contributions towards off site community facilities

Contributions towards off site education

Contributions towards off site play areas/recreation

Contributions towards off site playing fields

Delivery of on-site open space

Delivery of on-site sports pitches and associated works

Delivery of the School Bus Facility and Parent Drop-Off/Pick Up Facility

Delivery of highway works

Securement of holding funds for new parking controls (if required)

Travel Plan

Landscape Management Plan

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 at the end of this report.

http://planning.basingstoke.gov.uk/online-applications/applicationDetails.do?activeTab=summary&keyVal=%5eND,KEYVAL.DCAPPL;

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Reasons for Approval 1. The proposed development would deliver new housing in accordance with the

Borough's Land Supply requirements, where the Borough has a ‘serious and significant shortfall’ in provision. This is a significant material consideration in favour of the application. The proposal accords with the provisions of the National Planning Policy Framework (March 2012).

2. The proposed development would provide affordable housing to meet an identified

need. As such the proposal would comply with the National Planning Policy Framework (March 2012); Saved Policy C2 of the Basingstoke and Deane Borough Local Plan 1996-2011 and the Council's Affordable Housing Supplementary Planning Document.

3. The proposed development would bring a change to the landscape character and

impact upon the wider landscape setting and visual amenity of the site. With new landscaping to provide mitigation, this impact is not deemed so harmful as to significantly or demonstrably outweigh the benefits of the development. The proposal complies with the National Planning Policy Framework (March 2012) and Saved Policy E6 of the Basingstoke and Deane Borough Local Plan 1996-2011.

4. The proposed development would provide safe access in accordance with highway

requirements and as such would accord with the National Planning Policy Framework (March 2012) and Saved Policies E1 and A2 of the Basingstoke and Deane Borough Local Plan 1996-2011.

5. The proposal would conserve the biodiversity value and nature conservation

interests of the site and would deliver biodiversity enhancements. As such the proposal would comply with the National Planning Policy Framework (March 2012) and Saved Policy E7 of the Basingstoke and Deane Borough Local Plan 1996-2011.

6. The proposal would not result in significant harm to the amenities of residents in the

vicinity in excess of that which could reasonably be expected in association with a housing development in an edge of settlement location. The proposal accords with Saved Policies E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

7. Adequate drainage can be provided for the development which would also be

controlled through other legislation to ensure that there would be no adverse flood risk to property or the environment. The proposal would accord with Saved Policy A7 of the Basingstoke and Deane Borough Local Plan 1996-2011 in this respect.

8. Subject to a Section 106 agreement having been entered into, the development would provide adequate infrastructure to mitigate the impact of the development in relation to affordable housing, highways, community facilities, education, on-site open space, playing fields, play areas/recreation, and infrastructure. The development would comply with the National Planning Policy Framework (March 2012); Saved Policies C1, C2 and C9 of the Basingstoke and Deane Borough Local Plan 1996 - 2011; the Community Infrastructure Levy Regulations 2010; the Council's adopted Supplementary Planning Document on Affordable Housing; Hampshire County Council's Developers' Contribution towards Children's Services Facilities and the Council's Interim Planning Guidance on S106 Planning

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Obligations and Community Infrastructure (July 2005, updated April 2015) and the Council’s Adopted Green Space Standards (adopted July 2013).

General comments This application has been brought to the Development Control Committee in line with the scheme of delegation due to the number of objections received and the Officer's recommendation for approval. Planning Policy Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires that proposals be determined in accordance with the Development Plan unless material considerations indicate otherwise. Therefore, alongside the National Planning Policy Framework 2012 (NPPF), this application must be assessed against the Development Plan which comprises the Saved Policies of the Basingstoke and Deane Borough Local Plan 1996-2011 (BDBLP). The application site is located outside of, but sits contiguous with the Settlement Policy Boundary for Whitchurch, with this boundary extending along the rear gardens of those residential properties which abut the site to the north and west. The site is therefore, for planning policy purposes, located within the countryside. National Planning Policy/Guidance The National Planning Policy Framework (NPPF) sets out the Government's planning policies for England and how these are expected to be applied, and is a material consideration in the determination of this planning application. Paragraph 212 of the NPPF is clear that the policies within the NPPF are material considerations which Local Planning Authorities should take into account from the day of publication (27 March 2012). It is considered that the following sections of the NPPF contain policies material to the assessment of this application:

Achieving Sustainable Development

Core Principles

Section 1 (Building a strong, competitive economy)

Section 4 (Promoting sustainable transport)

Section 6 (Delivering a wide choice of high quality homes)

Section 7 (Requiring good design)

Section 8 (Promoting healthy communities)

Section 10 (Meeting the challenge of climate change, flooding and coastal change)

Section 11 (Conserving and enhancing the natural environment)

Section 12 (Conserving and enhancing the historic environment)

Decision Taking Adopted Local Plan 1996 - 2011 (Saved Policies) For the purposes of decision-taking, Paragraph 211 of the NPPF is clear that the policies within the Local Plan should not be considered out-of-date simply because they were adopted prior to the publication of the Framework. The Saved Policies of the Basingstoke and Deane Borough Local Plan 1996-2011 were not adopted in accordance with the Planning and Compulsory Purchase Act 2004 (but were adopted under the

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transitional arrangements) therefore Paragraph 215 of the NPPF applies which states that “due weight should be given to relevant policies in existing plans according to their degree of consistency with this framework (the closer the policies in the plan to the policies in the framework, the greater the weight may be given to them”. This means that full weight cannot be given to the Saved Policies of the current Local Plan and therefore, in determining applications, consideration needs to be given to the degree of consistency a Saved Policy has with regard to the NPPF. The following Saved Policies of the Local Plan are relevant to the application and were found by the Council (June 2012) to have a limited degree of conflict with the NPPF:-

Policy D5 (Residential and other Development within Settlements)

Policy D6 (New Residential Accommodation in the Countryside)

Policy E1 (Development Control)

Policy E3 (Areas of Architectural or Historic Interest)

Policy E6 (Landscape Character)

Policy E7 (Nature/Biodiversity Conservation)

Policy C1 (Section 106 Agreements)

Policy C2 (Affordable Housing)

Policy C3 (Housing Mix)

Policy C9 (New Leisure Facilities or Open Spaces)

Policy A1 (Car Parking)

Policy A2 (Encouraging Walking, Cycling and the Use of Public Transport)

Policy A4 (Ancient Monuments/Archaeology)

Policy A7 (Water and Sewerage Infrastructure) Emerging Local Plan The Council submitted the Emerging Local Plan (ELP) to the Planning Inspectorate for examination on the 9th October 2014 thus the Plan is currently ‘at examination’. An Exploratory Meeting was held in December 2014 to discuss the Inspector’s initial concerns to the ELP relating, in particular, to housing strategy issues. Following this meeting, Full Council agreed on the 27 March 2015 that the annual housing requirement for the ELP should be set at 850dpa and this figure should be used in determining the Borough’s 5 year land supply position. This decision was followed by public consultation during May/June 2015 on the proposed main modifications to the ELP with Examination hearings held during October and November 2015. A response from the Planning Inspector is awaited with adoption of the Local Plan expected during late Spring 2016. In forming an evidence base for the emerging Local Plan process, the application site was suggested to the Council through the Strategic Housing Land Availability Assessment (SHLAA) for inclusion as a housing site for approximately 200 units. The site (SHLAA ref: WHIT018) was classified by the Local Planning Authority as a category 2 (SHLAA) site comprising a promoted site not considered suitable for strategic allocation through the Local Plan, but acknowledging that the site is available and has a reasonable prospect of being delivered. Supplementary Planning Documents and Guidance (SPD's and SPG's) and interim planning guidance

Whitchurch Design Statement SPG

Design and Sustainability SPD

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- Appendix 5 'Construction Statements' - Appendix 6 'Storage and Collection of Waste and Recycling' - Appendix 7 'Places to Live' - Appendix 14 'Countryside Design Summary' - Appendix 16 'Residential Amenity Design Guidance'

Residential Parking Standards SPD

Non-residential Parking Standards Supplementary Planning Guidance 2003

Affordable Housing SPD

Housing Mix and Lifetime Mobility Standards SPD

Landscape Character Assessment SPG

Landscape and Biodiversity SPD

S106 Planning Obligations and Community Infrastructure Interim Planning Guidance

Adopted Interim Green Space Standards Other material documents/legislation

Hampshire Minerals and Waste Plan (2014)

Non-Residential Cycle and Motorcycle Standards – Accompanying Advice

Basingstoke Environment Strategy for Transport (BEST)

Conservation Area Appraisal for Whitchurch

Basingstoke Biodiversity Action Plan

Guidance note for developers and consultants – Noise assessments and reports for planning applications (2010)

Strategic Housing Land Availability Assessment (Version 10) August 2015

Hampshire Highways Transport Contributions Policy 2007

Hampshire County Council's Developers' Contribution towards Children's Services Facilities

National Planning Practice Guidance

The Planning (Listed Buildings and Conservation Areas) Act 1990

Wildlife and Countryside Act 1981 (as amended)

Conservation (Natural Habitats, &c.) Species Regulations 2010 (as amended)

Natural Environment and Rural Communities (NERC) Act (2006)

The Community Infrastructure Levy (CIL) Regulations 2010 (Revised 2015)

Department for Transport Manual for Streets

Department for Transport Manual for Streets 2. Description of Site The application site extends across 12.12 hectares of mainly agricultural land in arable production and comprises two main parcels positioned to the north and south of Whitchurch Footpath 29 which extends from Webbs Farm Close in a south-easterly direction. The site has an irregular shape by virtue of including connections both between these parcels and to the highways of Winchester Road and Micheldever Road, which incorporates the residential curtilage of 123 Winchester Road. The site sits to the southern periphery of Whitchurch and within undulating countryside that is not subject to any statutory or non-statutory landscape, historic or ecological designations. The southernmost parcel sits to the rear of residential properties which have a relationship to Winchester Road whether directly fronting on to and taking access from the highway or set within Webbs Farm Close or Charlcot Close. The northern boundary

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of this parcel extends to the public right of way which sits outside of the application site and extends east parallel to the grounds of Testbourne Community School. To the south the land extends to meet a metalled road which provides access to the Waste Water Treatment Works. Enclosure to the site is provided by native hedgerow to the north and southeast and the variety of boundary treatments which demarcate the curtilages of the residential properties. To the northeast sits the second parcel of land which again has some enclosure provided by native hedgerow to the field boundaries, Whitchurch Footpath 29 and Testbourne Community School to the east, south and west respectively. To the north the site is demarcated by the rear boundaries of the adjacent residential dwellings which either front onto, or take access from Micheldever Road, Micheldever Gardens, and Micheldever Close. Properties within the vicinity of the site, both to Winchester Road and Micheldever Road are of a mixed character and appearance commensurate with the period of build and provide variety to the public domain in terms of scale, massing and external appearance. Whilst predominately detached, there are a small number of semi-detached and terraced properties present. The site additionally has a relationship to Testbourne Community School with its own buildings set to the northwest of the site with the campus also fronting onto Micheldever Road. The wider landscape comprises open countryside to the south, south west and south east which forms the setting to the North Wessex Downs Area of Natural Beauty (AONB). The land is predominately in agricultural use interrupted by more isolated farmsteads, residential properties and the highway network, particularly the A34 Trunk Road which lies approximately 360m west of the site. Proposal The application seeks outline planning permission for the erection of up to 100 dwellings (including affordable dwellings) with the associated infrastructure together with the provision of a new bus and parent parking facility for Testbourne Community School and new sports pitches with parking and a pavilion. The application has been submitted to require consideration of the principle of development together with the means of access only with all other matters (Appearance, Landscaping, Layout and Scale) reserved for later approval. Illustrative details have however been provided to support the application which envisage how the site could be arranged and landscaped. Residential development The western parcel to the application site is to principally accommodate up to 100 dwellings set within approximately 3.28 hectares of the overall site size with a mix of dwelling size, type and tenure. Whilst in outline, it is envisaged that the development would provide for both market and affordable housing with provision of 7no five-bedroom houses, 20no four bedroom houses, 34no three bedroom houses, 31no 2 bedroom houses, 2no two bedroom bungalows and 6no one bedroom houses. The properties would be provided with private amenity space and parking and supplemented with wider public open space and new landscaping which would offset new built form from existing residential properties and enhance existing hedgerows. A concept masterplan has suggested that the residential development would be served by a principle highway which extends north and east within the site from a new access

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through the existing curtilage of 123 Winchester Road which would be demolished. Secondary routes and private drives would then serve the residential development creating a hierarchy of roads. This includes providing access to the school parking facility to the north of this parcel of land which would be laid out to enable the parking of school buses and limited parental drop-off. This facility is positioned at the closet point to the school to provide links to the school grounds via Whitchurch Footpath 29, albeit such links are located outside the application site and not for consideration. Recreational development The northern parcel of land is to be laid out to provide three adult sports pitches upon levelled ground together with provision of adjacent public open space, on-site parking and a sports pavilion. The recreational area would be provided with two accesses. Vehicular access would be taken from the southern boundary via Winchester Road and through the residential development, crossing the Whitchurch Footpath 29. A second access from the north via Micheldever Road would be for use by emergency vehicles, pedestrians and cyclists only. It is suggested that the new sports pavilion would be located to the south of the recreational land providing convenient access and displacing this new building from the existing properties abutting the site. It has been indicated that responsibility for the sports pitches would eventually be given over to Whitchurch Town Council. Supporting information The application as submitted was accompanied by the following documents:

Planning, Design and Access Statement

Economic Benefits Assessment

Noise Assessment

Minerals Safeguarding – Stage 1 Assessment

Archaeological and Cultural Heritage Assessment

Lighting Assessment

Ground Appraisal Report

Flood Risk Assessment

Arboricultural Assessment Report

Extended Phase 1 Habitat Survey

Biodiversity Protection & Enhancement Plan together with a Bat Activity Survey, Breeding Bird Report, Hazel Dormouse Survey, Great Crested Newt Presence / Likely Absence Survey and Reptile Presence / Likely Absence Survey Report

Air Quality Assessment & Odour Survey and Assessment for proposed housing

Landscape and Visual Impact Appraisal

Incoming Services Report

Transport Assessment

Travel Plan

Report on Community Engagement Supplementary information During February 2016 and in response to comments received from the BDBC Highways and Landscape Officers, further information was submitted which comprised:

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- Addendum Transport Assessment which contained amended drawings relating to the access arrangement to the site from Winchester Road;

- Response to Landscape Officer Comments; and - A letter from Whitchurch Town Council to the Applicant’s Agent stating that:

“Further to on-going discussions between James Mallison of GKA and Councillor Jackman and following an extraordinary Full Council meeting held on 17th February, I can confirm that as part of this planning application Whitchurch Town Council would accept in principle the offer of a land transfer to include 3 ready to use FA size sports pitches, changing facilities and car parking and ancillary open space. Whitchurch Town Council would then take on the ongoing maintenance of the pitches assisted by funding from the application in the form of a commuted sum”.

The additional highway and landscape documents received to the application have been subject to further consultation at both local and County level and a further public notification was undertaken. Consultations The application has been subject to extensive consultation with both statutory and non-statutory consultees. With the exception of comments received from a local Ward Member, and Town/Parish Councils, the responses have been provided in summary. Councillor Watts: – comments received following receipt of additional information: “I am impressed by the great attention given to the detail of the Officers' observations and questions. Taken together with the rest of the set of submitted documents, there is abundant evidence to support the outline application for development on this site with a highway access from Winchester Road and I will support it when it goes to the Development Control Committee. Nobody likes development on green field sites when there are alternatives. There is no satisfactory alternative to this site for development of this size in Whitchurch. The Emerging Local Plan looks for a minimum of 350 new dwellings in the town during the life of that plan. I support that, not for some top-down reason such as a five-year land supply but because I know people who need to be housed in Whitchurch. This application offers enhancements to the area to assist us in serving the growing community, including the rarest resource of all, new land for amenity and recreational use. Please put my comments on record for consideration when a decision is to be made.” Whitchurch Town Council: Original Plans - “Whitchurch Town Council raises NO OBJECTION to the above application.” Amended Plans – “Whitchurch Town Council has NO OBJECTION to the amendments to the above application.”

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Hurstbourne Priors Parish Council: Original Plans -

“1. We have considered this outline planning application for the erection of 100 new houses in our neighbouring parish of Whitchurch.

2. Given the location of the development we are concerned about the potential impact on traffic usage within Nun’s Walk/Papermill Lane. In our view it is inevitable that there will be an increase in the traffic along this road as people seek an alternative route to the centre of Whitchurch. We can foresee vehicles from the proposed site turning south onto Winchester Road and then using these roads as a means of travelling towards Andover on the B3400 in a way that avoids the already congested centre of Whitchurch.

3. Nun’s Walk/Papermill Lane is an already hazardous stretch of road and is increasingly used as an alternative to Winchester Road and the B3400 by drivers religiously following their satellite navigation once they have left the A34. Any increase to the volume of traffic on this road will be hazardous given the fact it is a single lane with limited passing places and regularly used by farm vehicles.”

Planning Policy Team: - No objection.

Local Highway Authority:- Original Plans - Objection

The Transport Assessment contains a number of inaccuracies regarding existing conditions, presumes a new pedestrian link to Testbourne School (outside of application site), does not take account of the travel of future residents by car to local primary and secondary schools, inadequately considers pedestrian routes to the Town Centre, schools, bus services and other local facilities.

No consideration given to impacts upon Webbs Farm Close, including possible use by parents dropping-off and picking up in relation to the school.

The Transport Assessment does not demonstrate that all of the proposed means of access will provide safe and convenient access for all uses that integrates successfully with the existing movement network.

Unable to provide a favourable recommendation at this stage. Amended Plans: - Following receipt of additional information received on 2 February 2016 – No objection.

The primary access accommodates all users with dedicated vehicular access, provision of a cycleway and pedestrian links. The junction design includes radii to accommodate school buses and other large vehicles and can achieve appropriate visibility onto Winchester Road.

The secondary access is acceptable.

Pedestrian access from Webbs Farm Close forms an alternative to using the primary access which will require improvements to Whitchurch Footpath 29.

Subject to no adverse comments from HCC, the provision of this access is acceptable

Pedestrian Infrastructure Improvements are acceptable.

Various accesses and other highway alterations will affect the public highway and require the undertaking of engineering operations and alterations to be secured through a S278.

School Bus Facility to the south of Whitchurch Footpath 29 for use by Testbourne School is acceptable in principle subject to a secure boundary being provided between this site and Webbs Farm Close to prevent indiscriminate access.

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The proposed configuration is acceptable subject to adjacent hardstanding providing sufficient boarding facilities, width and capacity, with operation overseen by the school.

Sufficient access control measures are required to ensure use is restricted to school use only.

Parent Drop-off/Pick-Up Facility is acceptable in principle subject to segregation from the bus facility.

Landscape Officer: Original Plans: - Objection. Landscape Character

Residential development would have an adverse alteration to the existing rural character forming a ‘block’ behind the linear housing lining Winchester Road.

Hard and soft landscape plans show a suburban layout not typical of the character found either along Winchester or Micheldever Roads, or within central Whitchurch.

The development is hard in nature, containing higher density housing in small plots with a high proportion of hard surfacing contrary to the more historical development pattern.

Soft landscaping is shown but has not been demonstrated as being achievable.

The sports pitches, access road, car park and changing rooms would further erode the agricultural character, altering the field pattern and introduce further hard surfacing.

All adverse impacts to the character would negatively affect the setting to the North Wessex Downs AONB.

Visual Amenity

The development will have adverse visual impacts by:- - altering views from those of an open agricultural nature to ones of housing, roads,

street lighting and domestic paraphernalia; - altering the quiet enjoyment of the countryside due to the intrusion of the

development, and the conflicts associated with the access road crossing the footpath;

- altering views from the adjacent road network and residential areas due to the development proposed and changes to associated visual amenity.

Amended Plans - Objection

Adverse impacts on both landscape character and visual amenity to this edge of Whitchurch.

Harm would be caused to the landscape as a result of inevitable engineering works to level areas for sports use, along with insertion of associated buildings and hard surfaced areas for access, changing and parking.

Retention of key landscape characteristics (e.g. field boundaries and hedgerows) would not outweigh the harm caused to the landscape and would not alter the overall adverse impacts.

The setting to the North Wessex AONB would be harmed. Conservation: - No objection. Urban Design: - No objection.

The proposed housing is restricted to the lower part of the site to the west and responds satisfactorily to locally distinctive patterns of development.

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Proposed capacity of 100 dwellings at a housing density of 30.5 dwellings per hectare is acceptable.

Environmental Health: – No objection.

Noise

Is not a constraint to development and satisfactory noise levels can be achieved both internally and within private outdoor amenity space by virtue of façade mitigation and orientation of the dwellings which will provide screening to road traffic noise.

The impact of increased road traffic noise levels on the nearest receptors has been modelled as being insignificant. Screening is recommended to ensure no increase in road traffic noise levels.

Air Quality & Odour Assessment

Submission has established that issues arising from odour are not significant on site and unlikely to impact on future occupants.

A buffer zone has been applied to further reduce the likelihood of any adverse impact;

Impacts on air quality are unlikely to have adverse harm on future occupants. Lighting

Modelling based on worst case existing and future receptors demonstrated that dwellings will remain within the relevant zone and no adverse impact is anticipated.

Contamination

A desk study and ground investigation can be secured through condition. Biodiversity: – No objection. Trees: – No objection. Housing: - No objection. Parks and Open Space Officer: - No objection. Waste: - No objection. HCC Minerals and Planning: - No objection

HCC Highways: – Comments to be provided by BDBC Highways due to the size of the application. HCC Lead Local Flood Authority: - No objection. HCC Countryside Access: - No objection. HCC Archaeology: – No objection Highways England: - No objection. Natural England: - No objection.

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Southern Water:- No objection. Southern Gas Networks – Nearest gas mains extend along Winchester Road and enters Webbs Farm Close. British Horse Society:- The Local Planning Authority should take the footpath into account. Public Observations Objection Forty-one letters have been received expressing objections to the proposal on the following grounds (in summary): Principle of development

Contrary to the National Planning Policy Framework, the Adopted Local Plan and emerging Local Plan.

The town should be allowed to grow organically with smaller housing developments dotted around Whitchurch to positively provide for future growth and sustainability.

Whitchurch does not need large developments of premium housing that will change the town into a dormitory for Basingstoke and Winchester.

Neighbourhood Plan

The application is premature and pre-empts the Neighbourhood Plan.

The Neighbourhood Plan should be finalised and agreed at a referendum as to fully represent the community, to ensure that local opinion is represented and to guide development.

The Neighbourhood Plan does not support development of land between Whitchurch Road and Micheldever Road.

This is the only identified site in the plan on active agricultural land.

Oppose the view of Whitchurch Town Council that, by not supporting the site, the overdevelopment of Whitchurch would be beyond their and BDBC’s control.

The application exploits a window of opportunity and evades the intent of the Localism Act 2011.

Location of development

Development should be maximised on brownfield sites and at an alternative location.

Site is distant from local services.

Location breaches the town’s southern boundary with pressure for further development in a south easterly direction.

Housing should be provided at more suitable sites (e.g. disused factory buildings near the railway station; east of The Knowlings, to the north of Whitchurch giving access to the station and A34).

Developing sites to the north of the town would have less impact on the already congested town centre.

Highways and Transport

Whitchurch does not have the infrastructure to cope with the increase in traffic with no improvement schemes introduced since problems were evidenced in 1991.

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Whitchurch already experiences high volumes of traffic and parked cars, with through traffic (inc. visitors to The Silk Mill and Bombay Factory), shop deliveries and school traffic causing chaos particularly at peak times throughout the town.

Whitchurch is used as an alternative route to avoid the A34.

Refuse collectors changed their timings to ease congestion.

The Whitchurch Neighbourhood Plan identifies Winchester Road/Micheldever Road as a traffic black spot with nearly 1000 vehicles travelling in the morning peak period.

Highways Agency has raised concern regarding the northbound intersection on the A34.

The development will increase accidents from the A34.

Cars already use alternative unsuitable routes to avoid Whitchurch town centre.

New houses will add to traffic problems in the area. Figures submitted of expected vehicle movements should be transparent, independently evaluated and agreed.

Adverse impact upon the safety of cyclists, families, school pupils.

Winchester Road is the only crossing point of the River Test when accessing the north of the town.

Question the plans in place for residents, commercial vehicles and emergency vehicles to access the southern end of Whitchurch in a safe and timely manner.

Poor condition of roads which are not gritted in icy/snowy weather.

Influx of construction vehicles.

Absence of any long term plan to deal with increases in traffic in the town.

Driver’s perception of safe speeds is often flawed when the roads are being used by pedestrians, cyclists and horse riders.

Traffic congestion impacts upon businesses that require travel in and around the town.

Parking

Proposal does not account for cars parked on Winchester Road causing traffic congestion at peak times.

Parking spaces to Winchester Road have been removed through new line painting and extending a bus stop space.

Object to further removal of on street parking without an alternative area (e.g. on the housing site or by moving the pavement and grass verge) being found to serve high volumes of terraced housing with no garages or parking and local businesses.

Removal of on street parking in Winchester Road will displace vehicles to other roads causing other problems (e.g. Test Road and Micheldever Road).

The expense of providing additional parking should be born by the developer;

Parking in the town will be rendered impossible. Access

The single access point to the sits approximately 2m and 2.5m from 121 and 125 Winchester Road respectively.

Any obstruction or waiting traffic to turn into the site will hamper access for emergency vehicles to 117 and 121 Winchester Road, the school, to sports pitches and the development site.

Demolition of 123 Winchester Road provides an unacceptable access for 100 houses.

Occupiers of 117 Winchester Road risk being hemmed from closure of the slip road which enables delivery vehicles, refuse collection and emergency vehicles to access the property and return to Winchester Road or increase accidents. The slip road must remain open.

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Larger vehicles will have to reverse onto the access road.

The access needs to be ensure the road, cycle route and pedestrian footpaths are the best and safe solution.

Access is already available to the site between Webbs Close and Long Meadow negating the need to demolish a house.

Public Transport

Site is too far from the railway station (approx. 2100m) to walk, especially in bad weather.

No bus service connects Winchester Road to the railway station.

New car parking at the railway station will encourage outside commuters to the town increasing traffic on Winchester Road.

Stagecoach changed services in the area with the nearest bus stop approximately 1000m away leaving it difficult to get to Winchester and leaving no choice but to drive.

School buses/traffic

Children will have to walk approximately 300m to school in all weathers.

Not everyone from the development will walk to school given the distance (up to 1100m);

Use of Newbury Road, Winchester Street and Winchester Road by school buses sharing the route with traffic to the A34 of the railway station.

The drop-off area will only address congestion on the junction of Micheldever Road/ Winchester Road.

The drop-off area will increase congestion on Micheldever Road and will move traffic problems to a new location as parents insist on driving children to school.

The drop-off will increase use of the car rather than walking, cycling or using public transport.

School buses should enter the zone from the A34 via Bullington Cross and looping back

Webbs Farm Close will be used as an alternative drop off point.

The drop-off will add an extra 500m to journeys with impacts upon the carbon footprint, and increase exposure from diesel exhaust fumes from running buses.

Does Testbourne School have long term funding to ensure the safety of persons using the drop off and to stop anti-social behaviour alongside existing facilities.

Public Footpath

The local footpath network is used daily and forms part of the wider recreational network, being prized for its recreational amenity value. Whitchurch recently became ‘Walkers are welcome’ accredited to encourage use of the footpaths.

Harm to views of the countryside from the footpath network.

Safety concerns to users of the public footpath from the access to the sports facilities.

Impact upon the character of the area

The site comprises open rolling countryside with long distant views which contribute to the setting and character of Whitchurch. Fields are enjoyed for the views.

Development is contrary to the BDBC Landscape Assessment.

The site is Green Belt.

Irrevocable damage/change to the character of the area, with loss of a panoramic landscape and changing views to one of houses or an urban area.

Detrimental impact to the physical balance and desirability of Whitchurch.

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A large (and visible) housing estate is out of character with the area.

123 Winchester Road enhances and compliments other similar properties to Winchester Road.

Winchester Road is a semi-dark area with the rear of the properties benefitting from a dark night sky.

Residential Amenity

Loss of privacy from overlooking from the houses (2.5 storeys), by use of the access road and the bus and parent drop off point, and from queuing school children despite the buffer zone.

Loss of privacy from the access road which cannot be alleviated by screening walls, fences or hedges. Insufficient space for the use of trees as screening which would also cause shading, have debris fall and cause structural damage from roots.

Overshadowing of existing residential properties that have shallow gardens.

Adverse impact upon visual amenity from the loss of open views, sports pitches with high fencing and flood lighting, car headlights, street lighting,

Noise pollution and overcrowding.

Harm to amenity from the proximity of new houses and the position of the access to existing residential properties.

Harm to tranquillity of existing well vegetated residential gardens, changing them to the equivalent of an inner city site.

Increased security risk. Agricultural land

Loss of high grade (Grade 2 – 3b) productive, arable farmland.

The agricultural land has been entered into an Entry Level and Higher Level Stewardship Scheme introduced to help protect the rural historical environment resource.

Unaware of other Category 1 and 2 sites identified within the BDBC SHLAA document that have Higher Level Stewardship coupled with high grade land.

Will diminish the farming community and not preserve the rural economy.

Loss of economic return to help reduce the deficit and increase in food imports.

Site has been rejected in the past based on loss of good quality agricultural land.

Potential for pollution from spraying etc when farming fields around residential development and recreational areas.

Natural Environment

Area located within the Longparish Important Arable & Plants Area Biodiversity Opportunity Area.

Indirect pressure upon the Millennium Meadow SINC and the River Test SSSI and harm to the rural environment.

Harm to local hedgerows, burrows, private wildlife areas (e.g. gardens) and road verges which provide wildlife corridors as well as loss of scrub and trees which provide places for wildlife to breed, nest, hibernate, hide, roost and perch.

New lighting will create undue disturbance on wildlife.

Protected species surveys should be updated.

Detrimental impact for local walkers who enjoy the wildlife and natural habitats;

Retention of hedgerow is welcomed between the proposed playing fields and has a positive impact on the landscaping.

Support the Winning Ways Project Area and the HIWWT Living Landscape Area to protect landscape conservation and for creating spaces for wildlife to flourish.

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Three old lime trees to Winchester Road are symbolic of the entry to Whitchurch and are to be protected by the current proposal. Given issues of traffic congestion, the trees should be protected in perpetuity.

Heritage

The field contains the remains of a Celtic settlement or encampment and the resulting earthworks can be seen as a ridge following the ploughing or clearing of the field.

Impact upon the conservation area from vehicles leaving the access road with lights shining into the conservation area.

Potential impact on Fulling Mill, a Listed Building to the end of The Weir with The Weir also forming part of the conservation area.

Air Pollution

Pollution from traffic would be undesirable for children attending Testbourne School.

Health implications from air pollution to include nitrogen oxides and dioxides, sulphur dioxides, particular matter, carbon monoxide and hydrocarbons leading to heart attacks/failure, strokes, asthma, respiratory disease, lung cancer and premature death;

Road transport is a primary source of pollution to the UK with vehicles of greatest impact when queuing or idling. It is not possible to accurately predict levels of pollution emitted by vehicles.

Noise Pollution

Noise and disturbance from construction works. Request that screening be put in place.

Adverse noise generated by the sports pitches and vehicular movements (i.e. engines, tyres, car horns and car stereos).

Noise will occur day and night and at night, can disturb sleep and affect health;

Acoustic fencing would not provide sufficient protection due to the distance from the road.

Noise would travel over the top of any fencing, get under eaves and tiles and penetrate living rooms and bedrooms.

Unreasonable to expect residents to keep windows closed to avoid noise or air pollution especially in the summer months.

Utilities

Whitchurch Waste Water Treatment works are located approximately 75m south east of the development. Confusion as to whether the sewerage system is at capacity, if any additional works will be needed and when these will be carried out.

Introduction of odour sensitive development in proximity to the works can lead to complaints and a statutory odour nuisance being created which did not exist before.

Occupiers will expect and demand high amenity standards. Minerals Safeguarding Area

Part of the site falls within a Minerals Safeguarding Area for sharp sand and gravel. The area should not be reduced given the biological and geological benefits of the land.

These resources should be safeguarded for future prosperity and generations to meet their needs.

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Flooding

Site is within Groundwater Protection Zone 2. The bedrock is a major aquifer.

The area whereby treated water is introduced to the ground by the Whitchurch Waste Water Treatment Plant has been increased.

Consideration is required of the flood risk from the River Test and its tributaries and from the potential of ground water and surface water overwhelming the drainage system.

Consideration is required to the flood risk to properties standing between the site and the Millennium Meadow which is in Flood Zone 2 due to increases in impermeable surfacing.

Flooding could become a year round occurrence due to climate change.

Design

Opportunity for the developer to show their expertise in blending smaller developments to complement existing properties. This has been achieved on the House at Home site in Winchester Road.

Sports pitches

Providing 3 football pitches is contrary to the BDBC Infrastructure Delivery Plan where focus should be on enhancing existing facilities and access to school sports facilities.

Need for football pitches was not a priority for residents when consulted upon by the Whitchurch Neighbourhood Development Plan Steering Committee.

Existing school fields are rarely used hence no need for the proposed development.

Who will own, manage and maintain the sports pitches and protect the land from future development?

Other facilities hiring pitches may suffer loss of revenue.

Increase in vehicles accessing the site in the absence of public transport with parking issues arising on the roads in the development, on the highway and at private premises.

Pitches will require floodlighting to address health and safety issues and to optimise use.

Increase in antisocial behaviour with the pitches, building and car park encouraging groups to gather.

Changing rooms and car parking is not necessary, but if provided should be relocated west behind trees and hedgerow.

Noise pollution to include screaming, shouting and swearing which would disturb parents, children, nightshift workers and the enjoyment of private gardens.

Structure planting would not buffer the noise and acoustic fencing would not be suitable.

Community Infrastructure

Adverse impact upon health services and schools with facilities at breaking point and with no plans to increase capacity.

What provision has been made for the additional children, accounting also for pressures upon school places from elsewhere?

Waste and community facilities need to be addressed before development takes place. Local shops are not sufficient to serve the larger community.

Phasing

The Emerging Local Plan has been designated for 350 homes. 83 houses were granted permission at Bloswood Lane, 34 houses adjoining Caesars Way with a

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pending 70 homes at Evingar Road equating to 287 homes being built over the next 3 – 4 years.

Phasing is required to enable new residents to be absorbed into education and community facilities, GP facilities, roads, cemetery, childcare and elderly person’s facilities and to benefit persons on the current housing list.

Building all the houses in a short time would not provide opportunity to reduce the imbalance between residents seeking employment and the availability of local jobs;

Affordable housing

The current Housing Association list does not appear to be full negating the need for the houses. Who are these houses for?

Lack of affordable housing. Where are the one bedroom apartments?

Why are more three and four bedroom homes needed? Miscellaneous

Development is likely to be just the first phase (original proposal was for 250 homes);

Impact upon property prices.

Alteration to the dynamics of the local community and the rural part of the town.

Proposed residents are unlikely to be local people as these will be unaffordable but people wanting the rural life but commuting to London, Swindon, Reading and the M4 corridor.

Insufficient detail regarding the arable land to the east of the development or the structure of the changing rooms and the car park.

Precedent set against development from an appeal at 58/60 Micheldever Road (BDB/020716) on grounds of harm to amenity, increased noise and disturbance.

Concern regarding the structural stability of 121 and 125 Winchester Road;

Loss of a right to roam;

Breach of the Human Rights Act Protocol 1, Article 1 (right to peaceful enjoyment of possessions) and Article 8 (right to respect for private and family life) due to loss of privacy, security risk, noise, light and air pollution.

Community engagement

Absence of any communication from Whitchurch Town Council and Barratt David Wilson despite requests for a visit to homes to listen to concerns and in response to highway concerns raised by residents.

Inconsistent information produced by Barratt David Wilson Homes between the website and the public presentation and lack of consideration of points expressed at the public exhibition.

Petition The Local Planning Authority has been advised that a petition is being circulated locally which, at the time of reporting, has not been received for consideration by the Local Planning Authority. Support Three letters have been received expressing support to the proposal on the grounds of (in summary):

There is a need for new houses in Whitchurch.

This is a reasonable proposal in line with the consultations which led to the Whitchurch Neighbourhood Plan.

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A lot of the land is farmland and such an area of monoculture exposed to pesticides and herbicides is not natural.

Detailed plans should include a tree scape to prevent the scene looking like a massive collection of boxes.

Wildlife can be improved by installing trees, shrubs and bird boxes.

A buffer pond on the Winchester Street boundary would help flood risk threats due to raising of water levels and help provide a wildlife haven.

The traffic impact will not be a problem – more than now but less than many places in the countryside.

Enhancement of trade in local shops, eating places and social assets like churches, clubs and other social institutions.

Positive benefits to Testbourne Community School, easing congestion on Micheldever Road and additional recreation/sporting open space.

The bus bay will also act as parking should the school plan to erect a new 3G pitch come to fruition.

Renotification Further to the receipt of additional information, three letters have been received which raise objection to the proposal with the comments provided in summary: Highways

Welcome the discussions held with David Wilson Homes and the effort made to address some of the concerns previously raised.

The position of the proposed access road will adversely impact residential and visual amenity of the neighbourhood and the effects must be considered as significant.

Amended plans show the repositioning of the access road closer to 121 Winchester Road and its three south facing windows whereas 125 Winchester Road has a distance of 11.3m to the highway including landscaping and no windows in the side elevation.

Is it necessary to preserve existing vegetation to 123 Winchester Road when a comprehensive planting scheme is to be introduced?

Siting of the access is detrimental to the street scene, changing the feel from countryside to an urban environment and is not a fair assessment of where an access should be sited.

The position of the access exploits neighbours.

Fail to see why the access road bends northwards at the corner (rear) of 121 Winchester Road so that the pedestrian footpath is sited 1m from the corner of the garden.

No highway drainage sits along the existing access to cope with surface water, noting that the new access road will not be on level ground where it meets the carriageway.

Request removal of the proposed bin collection point which is detached from the driveway to 117 Winchester Road.

A foot/cycleway onto Micheldever Road purely meets the requirements of the proposed development and is not beneficial or useful to either the development of the local area and will be rarely used.

The link to Micheldever Road is uphill, not the most direct route to the pitches and would disrupt and erode further farmland.

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Residential amenity

Introduction of artificial lighting to the footpath, the potential for vehicles to accelerate along the access road and inevitable on street parking would cause noise and/or safety issues.

Intrusion on the neighbourhood and daily life, upon the right to have peaceful enjoyment of the home and upon health and well-being.

The enjoyment of the landscape is important to residents and the effects of the proposed footpath and highway will reduce this to an unacceptable and irreversible level.

School drop-off facility

No provision has been made within this application to link the bus-drop off to the school;

The School Travel Plan is due to be up-dated but would question whether the school has accepted and understands its responsibility in respect of this proposal.

Is sufficient funding in place for construction and maintenance of the path and for staffing arrangements?

Access on to Webbs Farm Close along Winchester Road is shown as an alternative route for pupils to access the school. Does this meet current safeguarding arrangements?

Believe the existing footpath on Winchester Road between Webbs Farm Close and Micheldever Road should also be upgraded.

Landscape Impact

Note concerns raised by the Landscape Officer about the impact on the landscape.

Any form of building on the fields would have a terrible irreversible effect due to its open nature and contribution that the farming land makes to the landscape.

The land is classified as Grade 2 (Very Good) agricultural land subject to Entry Level and Higher Level Stewardship agreements which should not be ignored.

Renotificaiton process

Notification of amendments was sent to third parties prior to the information being available on the website, giving only three days to submit comments for consideration.

Understand that comments will be considered after the deadline for submission.

Note: Further to the above concern regarding a delay in additional information appearing online, the renotification process was extended to ensure that interested third parties were not disadvantaged in commenting on the submitted details. Relevant Planning History None Assessment The key issues for consideration arising from this proposal comprise the need and principles of this development against the national and local planning policy context whilst having regard also to the impact upon the character and appearance of the area and landscape setting, traffic generation and highway safety, residential amenity, the natural and historic environment, and the local infrastructure.

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Environmental Impact Assessment The Town and Country Planning (Environmental Impact Assessment) Regulations 2011 (as amended) set out that Environmental Impact Assessment’s (EIA's) are needed for certain developments whereby the proposal is to have a likely significant effect on the environment. Screening is undertaken against selection criteria set out within the Regulations. In having regard to the development proposed, the Local Planning Authority is of the opinion that it would be unlikely to have significant effects by virtue of the size, scale and characteristics of the development, its location outside of any defined sensitive area, the use of natural resources, and the production of waste, pollution and nuisances. EIA was therefore deemed to not be required. Principle of development The Town and Country Planning Act 1990 requires that applications for planning permission must be determined in accordance with the Development Plan unless material considerations indicate otherwise. In this case the Development Plan comprises the Saved Policies of the Basingstoke and Deane Borough Local Plan 1996-2011 (BDBLP). This site lies outside the Settlement Policy Boundary of Whitchurch as defined under Saved Policy D5 of the BDBLP, albeit it sits contiguous with its boundary and is therefore within the countryside for planning policy purposes. The application does not constitute a replacement dwelling, or result in the conversion of an existing building to which Saved Policy D6 of the BDBLP makes allowance for, and is not an exception site (Saved Policy D8 of the BDBLP refers) or a brownfield site (Saved Policy D9 of the BDBLP). The proposed development constitutes a departure from Saved policies within the Development Plan.

NPPF

The NPPF sets out the Government’s planning policy for England and places sustainable development at the heart of the decision-taking process incorporating roles for economic, social and environmental protection as outlined within core land-use planning principles. These principles seek to balance growth and local needs of the community against protection of the character of the countryside and built and historic environment. This intends for development to be provided in such locations to be accessible and in proximity to the community which it serves whilst also ensuring that facilities and services “are able to develop and modernise in a way that is sustainable, and retained for the benefit of the community” (para 70).

Housing Supply The NPPF requires Local Planning Authorities (LPA’s) to actively manage their housing land supply for growth for 10 years and, where possible for 15 years. This includes a requirement to demonstrate a five year supply of specific deliverable sites. In addition, the NPPF adds an additional buffer of 5% (moved forward from later in the plan period) to ensure choice and competition in the market for land. A 20% buffer is required where LPA’s have a persistent record of under delivery. During March 2015, Full Council agreed a revised local housing requirement for the Borough of 850 dwelling per annum (dpa) which responded to the Local Plan Inspector’s initial concerns into the soundness of the original housing figure. The revised position has been tested during the Local Plan examination hearings and is reflected in a revised Submission Policy SS1 (Scale and Distribution of New Housing) which has been agreed by council. Based on the 850 dpa requirement the council can only demonstrate 3.5

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years of supply (using the nationally recognised Sedgefield Method) as at February 2016. This includes taking account of appeal decisions such as Kiln Farm (450 dwellings), Kennel Farm (310 dwellings), Razors Farm decision (425 dwellings), Overton Hill (120 Dwellings) and Worting Farm (70 dwellings). The NPPF (paragraph 49) states that relevant policies for the supply of housing should not be considered up-to-date if the Local Planning Authority (LPA) cannot demonstrate a five-year supply of deliverable housing sites. The shortfall in the five year housing supply has also been described by an Inspector as ‘serious’ and ‘significant’ and is therefore a material consideration in the determination of this application. In terms of decision-taking, paragraph 14 of the NPPF determines that permission should be granted unless any adverse impacts of doing so would significantly and demonstrably outweigh the benefits when assessed against the policies in the Framework taken as a whole, or where specific policies in the Framework indicate that development should be restricted. On these grounds, it would be unreasonable to refuse the application based on matters of adequate housing supply. Sports Facilities The NPPF promotes mixed use developments and encourages the provision of community facilities that would improve health, social and cultural wellbeing as well as meeting local needs, particularly where these are sustainably located. Locally the provision of new leisure facilities and open spaces are considered within Saved Policy C9 which states that new provision will be permitted where the location is acceptable, the design and construction would be of a high quality and impacts on neighbouring land uses can be ameliorated. The application includes consideration of the change of use of land from agriculture to recreation with the provision of three adult sports pitches set within open space and supported by a new sports pavilion/changing rooms with parking. In accordance with Saved Policy C9, the siting of this facility is accessible and therefore no objection is raised to the overall location with the detailed design of the site to be brought forward within any reserved matters application. Concern has however been raised by third parties, mainly properties abutting this northern parcel of land who would be directly affected by the change in outlook or from noise and disturbance, including disturbance from associated infrastructure (e.g. lighting and fencing). It is evitable that there will be an alteration to the views gained from these properties, albeit views are not a material planning consideration and at this stage, no associated infrastructure is under consideration. It is also inevitable that there will be a level of noise generated by the use of the sports pitches and pavilion albeit this would be episodic given that the facility would not be in continuous use. In the absence of any objection from Environmental Health as to matters of noise, it is considered that the proposal would not give rise to such overriding demonstrable harm as to warrant a refusal on amenity grounds. Saved Policy C9 additionally considers the impact of development on wildlife and whilst matters of biodiversity conservation are addressed separately within this report, it is intended for the sports facility to be supplemented by additional landscaping to the site boundaries. Such additional planting is considered to have a positive benefit both to the landscape setting and biodiversity interests. This recreational element of the development is considered to accord with Saved Policy C9.

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Neighbourhood Planning The Council actively supports the principle of Neighbourhood Planning and this is a central strand of the borough’s approach to future development in villages as reflected in the borough’s emerging Local Plan which sets the strategic framework for neighbourhood planning. Whitchurch was designated a Neighbourhood Planning Area in 2013. In response, the Submission Local Plan contains draft Policy SS5: Neighbourhood Planning and, for Whitchurch requires sites to be identified to accommodate at least 200 homes over the plan period in and around the defined Settlement Policy Boundary. These sites would come forward through the Neighbourhood Planning Process as opposed to the Council allocating such sites within the emerging Local Plan. Of these 200 homes, 34 received planning permission (at appeal) in 2015 for the site of Caesars Way (LPA ref 13/01522/OUT) leaving a balance of 166 units. A substantial amount of work has been undertaken towards preparing a draft Neighbourhood Plan with the Pre-Submission version of the Whitchurch Neighbourhood Plan published on the 20th November 2015. Within this draft Plan, the application site is identified for allocation to accommodate 100 units together with the provision of a school car and bus facility, public open space (football pitches), car parking, changing rooms and pedestrian linkages. This application sits consistent both in content and concept layout with this emerging intention for the town. Whilst the Whitchurch Neighbourhood Plan is at an advanced stage, it is nonetheless has a draft status which has been highlighted by third party representations who suggest that the application is therefore premature. It is also acknowledged that at this current time, limited weight can be attributed to draft Policy SS5 following objections to the policy, including specific objections to the level of development proposed for Whitchurch. In response, the National Planning Practice (NPP) Guidance advises in respect of Neighbourhood Planning that:

“arguments that an application is premature are unlikely to justify a refusal of planning permission other than where it is clear that the adverse impacts of granting permission would significantly and demonstrably outweigh the benefits, taking the policies in the Framework and any other material considerations into account”.

In this regard, to justify a reason for refusal on the grounds of prematurity would require the development or its cumulative impact to be so significant that it would undermine the plan-making process by pre-determining matters of the scale, location or phasing of new development central to any draft plan. Given the advanced stage of the plan and the proposed allocation of this development site within the plan for the numbers of homes as proposed, concerns over prematurity cannot be substantiated. Sustainable Development The NPPF establishes a presumption in favour of sustainable development which sits at the heart of the framework, with this principle stated to have three dimensions: economic, social and environmental. In response to housing development, the Core Planning Principles of the NPPF state that “planning should proactively drive and support sustainable economic development” in order to deliver the homes and “thriving local places that the country needs”. Every effort should be made to objectively identify and then meet the housing and development needs of an area and respond positively to the wider opportunities for growth.

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Locally, the Submission Local Plan refers to Whitchurch as “one of the borough’s larger settlements” and a town which benefits from a number of key services. This recognises that Whitchurch has bus and rail links, access to the wider highway network and also both primary and secondary schools, local shops and facilities including a doctor’s surgery and library together with employment opportunities in the light industrial and service sectors. Given the size of the town together with the level of services and facilities, Whitchurch has been identified as a location to focus growth which will in turn “play a significant role in maintaining and enhancing the prosperity of the borough”. The sustainability of the town is therefore reflected in the allocation of new housing delivery across the plan period in order to meet the longer term needs of the town. In addressing the proposed development itself under the three dimensions of sustainability, it is acknowledged that the scheme would not provide any direct form of economic development. The economic benefits however are promoted by the applicant through an Economic Benefits Assessment. This indicates that the proposal would bring the equivalent of 70 jobs per year of construction, with further ‘spin off jobs’ in services and other business from the wage spending of construction workers and supplier sourcing. It is also suggested that purchasers of the residential dwellings would spend on goods and services to make a dwelling ‘feel like home’ and, together with residents becoming consumers in the local economy, additional Council Tax receipts and the receipt of a New Homes Bonus, the economic benefits would be long lasting. The social aspect of sustainable development would be met through the contribution made to the housing stock, including affordable housing, given the lack of a 5 year housing land supply whilst work continues on the emerging Local Plan. This is an element of social sustainability as it is providing for residents and would sit alongside new recreational opportunities thus also contributing towards social recreation and well-being. The provision of new sports and recreational land additionally sits consistent with the Government’s encouragement to promote healthy communities within the NPPF. Finally, the development site currently comprises intensively used agricultural land which, with the exception of the field margins, has little direct environmental value in terms of biodiversity conservation. Through a comprehensive landscape management plan and provision of biodiversity enhancements, the development can perform some positive benefits and by its location close to the town centre, reduce the need for travel further afield for day-to-day requirements. The impact on the landscape with regard to landscape and visual amenity, nature conservation, flooding and drainage is addressed further within the report below. Housing Mix Saved Policy C3 of the BDBLP requires that a mix of dwellings should be provided within new residential developments, with 30-50% of market dwellings to be 1 or 2 bedrooms. This application has been made in outline however supporting information has set out the proposed housing mix. This includes the provision of 33no two-bedroom units and 6no one bedroom units therefore totalling 36% of the total provision being small units and meeting the policy requirement. Saved Policy C3 also encourages 15% of all new homes in the borough to be built to Lifetime Homes standards, and whilst it is not clear from the submission whether this element is to be provided, the provision can be secured via planning condition.

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Affordable Housing The proposal would provide forty affordable dwellings which equates to 40% of the total number and therefore complies with Saved Policy C2 of the Local Plan. The mix of proposed affordable housing includes 6no one bedroom houses, 18no two bedroom houses, 15no three bedroom houses, and 1no four bedroom house thus giving a mixed provision to meet differing needs of the community. At this stage the layout of the development is not known therefore no comment can be passed upon the siting or distribution of the affordable housing units about the development although the submission indicates that these will be provided in clusters throughout the site. The Applicant acknowledges that of the forty units provided, 25% of these should be Affordable Rented or Social Rented Housing and 15% to be Intermediate Affordable Housing to be prioritised for Shared Ownership to be secured within the Legal Agreement. The proposal therefore accords with Saved Policy C2. Loss of Agricultural Land The development proposal would result in the loss of almost 12 hectares of agricultural land which is identified through the Agricultural Land Classification System (ALC) held by Natural England as Grade 3. The ALC grading sits at a strategic level only and is not intended for use at the site specific level, whereby local representations advise that the site in fact comprises land at Grades 2 through to 3b being the ‘best and most versatile’ agricultural land and subject to a Stewardship Scheme. The land is in active use and objection has been raised to the loss of this land from agricultural production. The NPPF (para 112) requires Local Planning Authorities to ‘take into account the economic and other benefits of the best and most versatile land (BMV)’ and that where ‘significant development of agricultural land is demonstrated to be necessary, local planning authorities should seek to use areas of poorer quality land in preference to that of a higher quality’. The emphasis of Government is clear that BMV agricultural land (i.e. grades 1 – 3a) ‘should’ be avoided as a preference but does not place any absolute prohibition on the use of BMV agricultural land. This recognises the strategic need to increase housing supply for which greenfield development is to be expected, and indeed advocated within the Submission Local Plan and the draft Whitchurch Neighbourhood Plan. The loss of good quality agricultural land is notable particularly in the immediate visual and physical context, however there is no definition in the NPPF of what constitutes ‘significant development’ for the purposes of paragraph 112. Therefore whilst the proposal is a ‘major’ development as categorised by the Town and Country Planning (Development Management Procedure) (England) Order 2015, the loss of this land is not deemed ‘significant’ when viewed against the context of available agricultural land in the wider landscape. In the absence of suitable and alternative sites (to include brownfield land) within Whitchurch to accommodate future housing delivery, it is considered reasonable to accept the loss of this parcel of agricultural land to accommodate the proposed development. Impact on the character of the area and landscape setting The NPPF requires that new development gives regard to its setting and responds positively to the character of the area with Saved Policy E1 ensuring that proposals are informed by the local context in terms of design and siting and reinforce attractive

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qualities of local distinctiveness. Saved Policy E6 of the BDBLP also requires proposals to be sympathetic to the landscape character and scenic quality of an area and sit consistent with objectives of the NPPF to protect environmental value from significant or demonstrable harm. The site is not located in any nationally or locally designated area recognised as such for its outstanding landscape character, quality or tranquillity, nor is the site designated as sitting within a Green Belt or any strategic gap. The site however is set within the countryside and falls within the South Test Down landscape character area as set out within the BDBC Landscape Assessment. This recognises that the landscape character is derived from rolling chalkland containing patterns of farmland, woodland, hedgerows and trees which is largely unspoilt and rural in appearance. This includes the presence of large open arable fields extending towards the A34 which is typical of this application site. Given the undulations of the topography, the landscape provides a high level of intervisibility which in this instance, is considered to extend towards the North Wessex Area of Outstanding Natural Beauty. As such, the proposed development into the countryside beyond the existing Settlement Policy Boundary would have an inevitable consequence upon the character of the landscape generating conflict with Saved Policies E1 and E6 of the Local Plan.

Local impact The development proposal is located to the rear of existing properties which have a relationship to Winchester Road and Micheldever Road however would be visible to the public domain thus having an impact upon the local character and appearance of the area. This impact would be most notable to Winchester Road and the Whitchurch Footpath 29 whereby views are presently gained of the undulating agricultural land which would be replaced with views towards and across the residential development on the rising land. The result would be an extension of the town giving a more suburban character to the immediate area. The position of the new access from Winchester Road would additionally open up views into the site along its alignment and alter the form and appearance of the service road. This access together with local highway infrastructure works, will directly impact upon the street scene, albeit being most notable when in close proximity to the site. To the north east of the residential development, the provision of the sports pitches on levelled land together with the associated building and parking would similarly have a localised impact, attributed principally to the laying out of the pitches with changes to ground levels and the erection of the building. Whilst this area of the overall site would retain a more open aspect, be supplemented by landscaping and be viewed in context with pitches to Testbourne Community School, this would not ameliorate the harm generated to the local landscape character.

Wider landscape

The undulating topography of the site and the location to the periphery of the town does provide both short and long views across the landscape and equally there are views gained of the site from surrounding wider public vantage points. This includes from the North Wessex Downs Area of Outstanding Natural Beauty (AONB) whereby the town is considered to fall within the setting of this designated landscape. The proposed development would result in a significant and permanent change to the longer views towards Whitchurch which has been subject of objection by the BDBC

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Landscape Officer. Whilst the development in these longer views would be seen in the context of the adjacent built environment and whilst landscaping is proposed to reinforce the natural boundaries and to assist with integrating the site into the surrounds, it is the overall change to this countryside location which is deemed to give rise to adverse harm. Therefore notwithstanding the proposed allocation of the site for development within the draft Whitchurch Neighbourhood Plan which accepts this change to the landscape, the proposal is deemed to be contrary to Saved Policies E1 and E6 of the Local Plan.

Balancing landscape harm In considering the matters of landscape impact, a judgement has to be made which balances the significant changes to the landscape character in this part of Whitchurch, the ability to provide additional landscaping above that presently found on an arable field and the wider significant public benefits that this development would bring. In this regard, it is acknowledged that the existing extension of the countryside to the southern periphery of Whitchurch is highly valued. The site however is not set within any wholly isolated rural position but within an area that has notable built influences (e.g. properties, road network). Furthermore the development will only affect a minimal area with longer views of a predominately agricultural landscape to be retained beyond the site and still to be enjoyed from the north east of Whitchurch Footpath 29. In having regard to the wider public benefits, the NPPF advocates a positive and proactive approach to new development, particularly sustainable development which extends beyond simply providing alternative modes of transport to the car. This development provides such opportunities bringing economic, environmental and social improvements despite the landscape impact. In addition, it would also be inappropriate to divorce the consideration of the landscape impacts from the Submission Local Plan and the draft Whitchurch Neighbourhood Plan which set out housing requirements and the proposed allocation of the site for this development. Whilst neither of these documents are adopted, it is reasonable to consider development to the south of the town coming forward in the longer term being mindful of the Government’s strong agenda for growth and in particular, housing delivery. On the grounds that the development would not be visually and physically separated from the town, it is considered that the impact would not have such an overriding harmful impact as to be significantly or demonstrably harmful to the character and appearance of the area as to outweigh the benefits and therefore justify a reason for refusal against Saved Policies E1 and E6 of the Local Plan. Design Principles Consistent with the NPPF, Saved Policy E1 of the BDBLP requires proposals to apply a high standard of design, to make efficient use of land and have regard to the local context in terms of design, siting and spacing. Whilst the application has been submitted in outline with matters of layout, scale and appearance reserved, the application has been accompanied by a concept masterplan and an indicative street scene.

Layout The Design and Access Statement promotes a site layout which would be informed by the topography of the land with the most prominent aspect of the development, the residential dwellings, to be positioned to the lower ground levels to reduce the overall visible massing in the landscape and provide a connection with the existing built environment. The net density of the scheme is stated to sit at 30dph which is considered

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acceptable in this edge of settlement location and typical of a density usually sought on greenfield sites. The concept masterplan suggests that the residential development would be contained in perimeter blocks enabling the creation of a legible pattern of residential development and a good level of permeability through the site, whilst also affording the potential for longer distance views beyond the site boundaries. This is supported by the Design and Access Statement which states that the site would also provide for a hierarchy of property types and public spaces, with properties arranged to provide natural surveillance and clearly defined public and private domains. There is also suggestion that the development would enable the retention of high quality trees and hedgerows to the site boundaries to create a well-defined edge as well providing for separation distances between the existing and proposed properties.

Scale and Appearance The Design and Access Statement additionally gives high level regard to the proposed dwelling designs at this outline stage which has been supplemented by an illustrative street scene. The application suggests that, following appraisal of the character and context of the immediate area, there are “consistent themes in the traditional building forms that would contribute towards enhancing the sense of place within the proposed development”. It is suggested that the properties would extend to a maximum two storeys in height (2.5 where internal roofspace would form habitable accommodation) and together with a mix of house types and plot arrangements in detached, semi-detached and terraced forms, would provide differing scales of development across the site. The proposed scale would therefore create visual interest and complement the character of the surrounding area whilst not adversely dominating those properties to Winchester Road which are single storey or chalet in style. The external appearance of the properties will be provided at a Reserved Matters stage although an intention has been expressed within the Design and Access Statement to produce a high quality scheme. It will therefore be necessary for any final designs to carefully consider the detailing within the properties, for instance with the inclusion of chimneys to add interest to the roof scape and detailing about windows and doors with use of cills and headers and recesses. The attention to detail will additionally need to extend into the palette of materials with use of good quality materials that are of a type, colour and texture commensurate with the area. In this regard, both the Design and Access Statement and Indicative Street Scene suggest the use of facing brick, painted brick or render, tile hanging and brick with flintwork on the elevations sitting under tiled roofs. The consideration to detail should additionally extend to the form and materials used within boundary treatments and incidental buildings such as garages and also any sports pavilion to ensure the overall site has a cohesive appearance. Residential Amenity Saved Policy E1 considers the effect of development upon neighbouring residential amenities, addressing aspects such as privacy and private open space, light, noise and disturbance. A notable number of concerns have been raised regarding the impact of the development as a whole upon residential amenity, and particularly upon those properties which have a relationship to the site boundary and the proposed access points.

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A number of the local representations draw reference to the concept layout and the relationship of existing dwellings to the development. This application however is in outline therefore no weight can be given to the concept masterplan which, at this stage, suggests that consideration has been given to achieving appropriate separation distances to mitigate any adverse impact. This is illustrated by detaching the siting of new dwellings from the boundaries with existing properties, separated by the primary access road through the site and an area of open space. In the absence of the final layout being known, it would therefore be unreasonable to refuse outline permission on matters of privacy and overshadowing whereby no direct adverse harm can be evidenced at this stage. Concerns have additionally been raised to the loss of views from the outlook of these same properties abutting the site which is not a material planning consideration therefore cannot be afforded weight in the decision-taking process. In the event that outline permission is granted, the Local Planning Authority would retain the ability to influence and determine the acceptability of the relationships between the existing and proposed development via any Reserved Matters application. This would additionally include giving consideration to the internal layout of the development itself to ensure that the proposed properties in turn are provided with appropriate amenity through minimum garden depths and sizes and relationships as set out within the Residential Amenity Design Guidance.

Impact from the proposed access

The only area of detail provided at this stage for consideration relates to the proposed access from Winchester Road and its relationship to the properties of numbers 121 and 125 Winchester Road. Both these dwellings sit in proximity to the site boundary which presently comprises wide hedgerow planting providing filtered views into the garden of 123 Winchester Road and visually extending the outlook from these dwellings. Number 123 Winchester Road also has a garage which sits on its northern boundary and provides screening to side facing windows in the side (southern) elevation of number 121. The properties of 121 and 125 Winchester Road would receive the most notable alteration to their gardens with new enclosure provided to demarcate the access. Such enclosure would replace the open aspect the properties currently have along and through the hedgerow boundary into the garden of number 123 Winchester Road which could have occurred at any time by the owner of this property under permitted development rights. This enclosure is to take the form of 1.8m high acoustic fencing which is to extend marginally forward of the front building line to these neighbours and then to continue east and also along the rear of the curtilages to 121 and 125. The margins to the access road would then be landscaped along the entire length with a combination of trees, shrubs and ground cover planting. The provision of this fencing would form an appropriate measure to protect the privacy and amenity of these properties and would also serve to mitigate any harm arising from additional noise generated by vehicular movements into the site.

Noise and disturbance The NPPF seeks to ensure that the planning system should avoid the generation of “unacceptable levels” of noise pollution where this would give rise to “significant adverse impacts on health and quality of life” or harm to areas that are relatively undisturbed by

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noise. Locally, Saved Policy E1 gives consideration to avoiding noise impacts which would harm living and working conditions or the enjoyment of the built and natural environment. The location of the site on the edge of the town does not divorce the area from a level of background noise which is particularly influenced by road traffic using Winchester Road and the A34. The proposed development together with the location has nevertheless generated local concern regarding harm to the quiet enjoyment of residential properties, with reference to both the residential and recreational proposals and in particular from vehicular movements. It is accepted that noise would be generated as an inevitable consequence of developing an edge of settlement site and the nearest residents would therefore be impacted upon to a degree. However, it is not considered that the development would generate any significantly harmful or unusual noise impacts above that expected from residential or recreational development. The properties of 121 and 125 Winchester Road would be the most affected by the proposal and as detailed above are to have the gardens protected through new acoustic fencing which is an appropriate response to ameliorate harm arising from the vehicular movements along the access. In the absence of evidenced significant demonstrable harm on noise grounds and with no objection from Environmental Health, a refusal on noise grounds cannot be substantiated. Whilst no demonstrable harm is evidenced from the occupation of the development, it is accepted that the construction phase of any development can also provide a notable level of disturbance. In order to minimise this impact, conditions are to be imposed in respect of hours of construction and hours of deliveries which are considered to be reasonable and necessary. If any undue disturbance were to be created during building works that were of such significance to cause a nuisance, this can be addressed through the provisions of Environment and Health Legislation. Finally, consideration has been given to the proposed dwellings themselves and the impact upon their own amenity from background noise particularly given that the development would be placing new properties in proximity to the A34. The noise assessment submitted within the application concludes that the development can be sufficiently protected through appropriate glazing to the dwellings and with enclosure of private external amenity areas with brick or solid timber panels to a minimum of 1.8m high which can be secured through planning conditions.

Odour

The location of the development sits in proximity to the Southern Water Waste Water Treatment Works (WWTW) at Winchester Road with the access to this site extending along the southern boundary of the site. The application has therefore been accompanied by an Air Quality and Odour Assessment which states that the site has not been subject of odour complaint to the Environment Agency or the council. The assessment advises that significant odour nuisance from the WWTW is not likely to occur over the majority of the development site however there remains a potential that locations close to the south eastern corner might experience detectable odours. The concept masterplan therefore responds to this advice by suggesting that this part of the site be given over to public open space as opposed to the more sensitive siting of private garden spaces. With no objection raised to the conclusions of this assessment by Environmental Health, the proposal is deemed to be acceptable at this outline stage.

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Highway and Transport Saved Policy E1(iii) requires that any highway movements generated by new development are not of an inappropriate type or level, with safe and convenient access also provided for users of a site. This is considered in conjunction with Saved Policy A1 (Parking) and the relevant SPD on parking provision. The highway matters associated with this development, to include the generation of additional traffic within the town, the location of the site with access onto Winchester Road and on-site parking have generated a large number of concerns from representations received from across the town. These concerns have additionally voiced matters which are outside of the context of the planning application, referring in particular to changes in parking provision on Winchester Road. No changes are proposed within the context of this application and therefore these particular concerns cannot be given weight in the decision-taking process.

Traffic generation The planning application has been accompanied by a Transport Assessment and a subsequent Addendum to set out the likely significant effects in terms of access and transportation from the quantum of development proposed across the site. This also has consideration to impacts to the local and wider highway network, road and junction capacities and the ability to serve the site through alternative modes of transport to the car. The assessment of traffic acknowledges that the development would create increases in volumes of traffic from the construction phase onwards, with the construction period likely to generate morning and evening peaks in traffic flows. A Construction Traffic Management Plan would therefore be required to address traffic generated both on and off site for this temporary period. Once operational, the nature of the traffic volumes and types would change and it has been determined that the proposals would generate an effect upon the magnitude of traffic, but with no material impact upon the roads and junctions local to the site as to exacerbate any existing road safety problems. The Transport Assessment, together with additional information received during the course of application, has been subject to consultation with Highways England, the Highway Authority (HCC) and the BDBC Highways Officer. The traffic impacts on the road network have been accepted by these highway consultees, with the highway network deemed to be capable of accommodating traffic movements to and from the site. In the absence of no overriding evidence to demonstrate that the development would generate demonstrable harm to the safety and free-flow of traffic on the highway, the proposal is considered to accord with Saved Policy E1(iii) of the Local Plan.

Access

The development proposes to connect to the local highway network via a combined vehicular, cycle and pedestrian access from Winchester Road, across a service road and through the current curtilage of number 123 Winchester Road. This access is to take the form of a bellmouth junction and has been subject to amendment during the course of the application which responded to concerns raised by the Highways Officer and occupiers of properties fronting onto this service road. The amendments made now enable these properties to retain their existing access routes via the service lay-by without interruption from vehicular movements associated with the new development.

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This junction arrangement has been assessed in highway terms and deemed acceptable to service the development without giving rise to any adverse harm to highway safety. The proposal additionally seeks the provision of a secondary access to the site which is to be for emergency vehicles, pedestrians and cyclists only. This would extend through agricultural land and parallel to the eastern boundary of 60 Micheldever Road and into the land given over for sports pitches, then continuing in a south and west direction to connect to the facilities on site and the housing development beyond. This connection through the two parcels of land will require the crossing of Whitchurch Footpath 29 which has not been subject of objection from the Hampshire County Council Countryside Access team, albeit all changes to the public right of way will need to be agreed and secured through legal agreement. The detailed design of both access points to the site, together with the access routes through the site for vehicles and pedestrians have not received any overriding technical objections and therefore the proposal is considered to be acceptable in this regard.

Parking

At this outline stage, details have not been provided of the overall quantum of parking for the site and its distribution which would be detailed within any final site layout plan. Notwithstanding this, it would be expected that the development would meet the required levels of parking as set out within the Residential Parking Standards SPD and Non- Residential Parking Standards SPG. This provision is to be secured through planning condition and therefore the proposal accords with Saved Policy A1 of the Local Plan.

Bus Parking Facility/Parent Drop-Off

The application includes provision of a facility for use by Testbourne Community School to provide for additional bus parking and parent drop off thus avoiding Micheldever Road and to assist with easing congestion caused by school related traffic. This facility would be in addition to an improvement of existing facilities fronting and accessed from Micheldever Road granted permission in 2013 and more recently, in 2016 on the existing school grounds. It would be expected that the facility would provide capacity for up to six school buses with a small number of parent drop-off spaces and would be handed over to Testbourne Community School for management and incorporation in its School Travel Plan. The detail of this facility has not been provided at this outline stage, other than an indication that it could be situated in close proximity to Whitchurch Footpath 29. Suggestion has also been made within the submission that links could be provided to this footpath together with a direct link into the school grounds and an upgrading of the surface treatment to the right of way. Whilst these pedestrian links would be desirable to secure connectivity and to enhance permeability the Whitchurch Footpath 29 (at this point) and the school grounds sit outside of the application site. Any changes to the public right of way would therefore need to be secured with Hampshire County Council under a Section 278 agreement.

Concluding Comment on Highways The NPPF advises that “Development should only be refused on transport grounds where the residual cumulative impacts of development are severe”. The proposal is accompanied by measures to secure the provision of the access together with improvements to the footpath to Winchester Road, which in conjunction with a Residents

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Travel Plan would seek to mitigate the impact of the proposed development. It is therefore considered that the proposal would not result in any overriding demonstrable harm, and that the residual cumulative impacts of development would not be so severe that would justify a reason for refusal. The proposal therefore accords with Saved Policies E1 and A2 of the Local Plan. Storage and Collection of Waste and Recycling

The development would be expected to provide adequate provision for the storage of two wheeled containers and a glass collection box together with adequate space for containers to be presented for emptying by the collection operatives. The detail of such provision would be presented at the Reserved Matters stage and therefore no objection has been raised by Waste or Highways Officers to this outline application. Natural Environment

Landscaping The development has been determined to have an adverse impact in landscape terms from the irreversible transformation of agricultural land to the proposed residential and recreational development. The development at this outline stage has reserved consideration of landscaping but has provided indication at this stage that the proposals would seek to safeguard and protect hedgerows and trees where possible and incorporate these into the overall site layout. It is also suggested that the development would be accompanied by new planting across the whole site to include street planting (with feature trees and shrubs), parkland type planting within communal open spaces, ornamental planting “reminiscent of an arboretum” to the western buffer with existing properties, and a community orchard to the eastern corner along with ‘woody native planting’. The detail of this planting would be for later approval although the illustrative suggestions at this stage have been considered by the Landscape Officer. These have been subject to concern that the suburban nature of the proposal has not drawn upon the character of Winchester Road or the wider area. At any reserved matters stage, it would be therefore be necessary to re-examine the landscaping proposals for the site on this edge of countryside location and also demonstrate that any landscaping scheme has taken account of matters such as the positioning of street lighting and the location of drainage and services. Given that landscaping is reserved for later consideration, the concerns raised to date would not warrant the refusal of the development on landscape grounds against Saved Policy E1 of the Local Plan.

Trees The development site contains tree cover limited to the field margins or within adjacent residential gardens with no trees subject to any tree preservation order or afforded protection through conservation area legislation. The application has been accompanied by an Arboricultural Assessment which has been the subject of consultation with the Tree Officer. The assessment indicates that the proposed development would result in the loss of several trees that are mostly of a low category because of their poor condition or small size. Where trees of a higher category are affected, these sit close to retained trees therefore the impact upon the character of the area would not be significant. Retained trees are to be afforded protection during the construction phase.

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Notably the proposed development suggests that the site would be provided with a net increase in tree cover across the site which would not only contribute to the landscape character of the site and visual amenity but also provide biodiversity enhancements. The proposal has therefore been met with no objection on arboricultural grounds subject to tree protection being secured through condition. Ecology and Biodiversity Conservation The Council has a duty under the Natural Environment and Rural Communities Act 2006 to have full regard to the purpose of conserving biodiversity which extends to being mindful of the legislation that considers protected species and their habitats and to the impact of the development upon sites designated for their ecological interest. These requirements are also reflected within the NPPF (para 118) and Saved Policy E7 of the Local Plan with an emphasis placed upon conservation and enhancement. Notably the application has been subject of objection relating to matters of impact upon biodiversity with concern regarding the loss of habitats which support wildlife and the impact upon locally designated areas. The development site is not located upon any site that is designated for its ecological importance with the land primarily used for arable production with the field margins limited in width. The site does however have hedgerow boundaries which contain tree specimens and sits on the edge of the town giving connection to the wider countryside. The site also has a proximity to the County designated Whitchurch Water Meadow Site of Importance for Nature Conservation (SINC) which sits to the western side of Winchester Road with the River Test Site of Special Scientific Interest (SSSI) set further north within the wider landscape. The application has therefore been accompanied by an Extended Phase 1 Habitat Survey as well as individual species survey reports and a Biodiversity Protection and Enhancement Plan which have been subject of consultation with Natural England and the BDBC Biodiversity Officer. The Extended Phase 1 Habitat Survey has identified the relationship of the application site to statutory and non-statutory sites. This in turn has recognised the potential for increased recreational pressure which can be mitigated through the incorporation of onsite recreational space as well as the need for appropriate drainage to avoid unacceptable effects upon any hydrological sensitivity. On site, the report acknowledges that the most significant habitat feature comprise the hedgerows and trees particularly to Whitchurch Footpath 29 which contain potential habitats for invertebrates, birds, bats and dormice which are further addressed within individual species assessments. Recognition is also given to the value of the field margins which could additionally support reptiles, including Great Crested Newts.

Hazel Dormice

The Phase 1 survey highlighted potential suitable habitat for hazel dormice within the development site boundary therefore further assessment was undertaken to establish the likely presence of this species. No dormice were found during on site survey work which was attributed to the management of the hedgerows and the gaps within the vegetation which reduced the connectivity of the habitat and availability of food. Dormice are therefore not a constraint upon the development proceeding with new landscaping potentially providing an enhancement to the natural habitat in the future.

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Breeding Birds

The character and location of the site, particularly with its boundary hedgerows offers potential for the site to accommodate breeding birds which are afforded legal protection, with this protection extending also to their nests and eggs. A Breeding Bird Report therefore accompanied the application and establishes that, whilst there would be some habitat lost which is suitable for birds, these birds would not be displaced very far given that suitable alternative breeding habitat occurs in the wider landscape. The impact of the development is therefore assessed as not being significant, although it would be necessary to ensure that the final design with its replacement and additional planting is appropriate to the site and that works likely to affect breeding birds is undertaken outside of the bird breeding season.

Bats The Phase 1 Habitat Survey identified that the hedgerows, grassland margins and trees within the site boundary offered potential to support foraging and commuting bats and therefore the application was additionally supported by a Bat Activity Survey. This survey work recorded up to seven bat species using the habitats across the site and identified individual trees likely to have high potential for supporting roosting bats. These trees are shown to be retained within the proposed development. Notwithstanding the retention of trees on site, the development proposal has been concluded as having an impact upon the favourable status of the site for bats through development in proximity to hedgerows, the removal or interruption to hedgerows, new levels of noise, predation by domestic cats, disturbance from construction vibration, and finally from the presence of lighting if not sensitively designed. The survey has therefore been supported by a range of mitigation and enhancement measures to guide the final design of the development and the timing to the works and will require a bat sensitive approach to the final lighting scheme. It is also noted that the development site abuts land of similar character and use, with areas further north closer to the River Test likely to offer more optimal commuting and foraging habitats for bats. On the grounds that the development will affect bats which are protected under UK law via the Wildlife and Countryside Act 1981 (as amended) and under EU law by the Habitats Directive, which is transposed into UK law by the Conservation of Habitats and Species Regulations 2010 (as amended), the development will require a European Protected Species Licence (EPSL). This will need to be secured prior to the commencement of development, and whilst administered by Natural England as the statutory undertaker, the licensing process does have regard to any planning permission granted. In this regard, the Conservation of Habitats and Species Regulations 2010 requires the Local Planning Authority to satisfy itself that the development authorised by a planning permission would not be “detrimental to the maintenance of a population of the species concerned at a favourable conservation status in their natural range” and whether an EPSL is likely to be granted from Natural England. An EPSL can only be granted if the development proposal is able to meet three tests, which together are known as the ‘Derogation Tests’ and are as follows: 1. the consented operation must be for ‘preserving public health or public safety or

other imperative reasons of overriding public interest including those of a social or economic nature and beneficial consequences of primary importance for the environment’; (Regulation 53(2)(e));

2. there must be ‘no satisfactory alternative’ (Regulation 53(9)(a)); and

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3. the action authorised ‘will not be detrimental to the maintenance of the population of the species concerned at a favourable conservation status in their natural range’ (Regulation 53(9)(b)).

With regard to the first test, it is considered that the proposal for 100 dwellings, including affordable homes, has an overriding public interest where there is an identified need and planned provision within the Submission Local Plan and the draft Whitchurch Neighbourhood Plan. There are not considered to be any satisfactory, deliverable alternatives to the development which has been considered (there will still be a housing supply shortage, although this would meet part of the need), or to the approach taken to the development. The proposal is considered to meet the first two derogation tests. In order to assess the development against the third test, sufficient details must be available to show how the impact upon bats will be mitigated and also how harm to the habitat will be compensated. As such, details of mitigation as well enhancement through replacement hedgerow planting has been provided to the satisfaction of the Biodiversity Officer and can be secured through a planning condition. It is therefore considered that the proposal meets the final derogation test. With no objection to the application from the Biodiversity Officer or Natural England and subject to the imposition of conditions to secure mitigation measures and enhancements, the proposal would accord with Saved Policy E7 of the BDBLP and the NPPF.

Reptiles The site has been assessed as having potential for reptiles therefore a Reptile Survey was undertaken. During the survey period, no reptiles were recorded which has been attributed to the site having been intensively managed for arable purposes leaving only narrow margins of suitable reptile habitat to the periphery of the field edges. The survey therefore concluded that reptiles were not a constraint to development with no further survey work or mitigation recommended.

Great Crested Newts

The grassland and field margins present suitable terrestrial habitat for great crested newts therefore the site has been subject to survey work to establish whether there is a likely presence on site. The survey also extended to accessible ponds both in and within 500m of the proposed development site which identified the presence of smooth newts and palmate newts but not Great Crested Newts. The Hampshire Biodiversity Information Centre also has no record of any Great Crested Newts being present within 2km of the site. The survey concludes that there remains potential for Great Crested Newts to be present given the nature of the habitats in the locality therefore a precautionary approach is required during construction to avoid any offence being incurred under the Wildlife and Countryside Act 1981 and/or the Conservation of Habitats and Species Regulations 2010. The application site and the proposed development have not given rise to any unusual ecological issues that would otherwise result in significant or demonstrable harm to the natural environment which would justify a refusal of outline planning permission. The application has been subject to the appropriate level of assessment and has been accompanied by suggested measures to protect against known biodiversity interests as well as measures to provide further enhancement. No objection has therefore been raised by the relevant consultees and the application is therefore considered to accord with Saved Policy E7 of the Local Plan.

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Conservation of the Historic Environment The Planning (Listed Buildings and Conservation Areas) Act 1990 requires consideration of a proposal upon the setting of a heritage asset, which could comprise a listed building or conservation area. This requirement is reflected within the NPPF which requires that, when determining applications, account should be taken of the desirability of sustaining and enhancing the significance of assets. When substantial harm is considered to arise, this needs to be weighed against the public benefits. Locally, Saved Policy E3 refers to areas of historic or architectural interest and is relevant when considering the impact of the development upon the historic environment.

Whitchurch Conservation Area

The Conservation Area SPD states that the Conservation Area is “centred on the historic core of Whitchurch” nonetheless the local topography does enable important vistas into and out of the Conservation Area. Elsewhere, the Conservation Area is described as being glimpsed only “along streets or alleys”. The application site is located outside of and detached from the Whitchurch Conservation Area boundary and with its location behind properties fronting Winchester Road and Micheldever Road, has no impact upon, nor makes any contribution to how the setting of the Conservation Area is viewed and appreciated. The proposal therefore has no impact upon the significance of the Conservation Area as a heritage asset with no objection raised by the Conservation Officer.

Listed Buildings

The proposed development will additionally have less than substantial harm upon the setting of the closest listed buildings to the site which comprise 9 The Weir and Fulling Mill. These properties are located within The Weir which extends parallel to the north west of Winchester Road but detached from the highway by intervening meadow. The proposal therefore accords with Saved Policy E3 of the Local Plan in that the development will preserve the setting of heritage assets.

Archaeology The considerations of the NPPF are not limited to just above ground structures but also have reference to any archaeological interests that may be present on the site. In this regard, the site is located within a local landscape that is reported to have level of archaeological importance, which has been acknowledged within the representations to the application and also by the applicant through the submission of an Archaeological and Cultural Heritage Assessment. This Assessment has been subject of consultation with the County Archaeologist who considers that the report forms a basis for considering the archaeological interest on the site from the Neolithic to the Iron Age. Concern has however been raised that the Assessment does not properly consider the potential for Roman material to be present given evidence found within and around Whitchurch of Roman occupation. The County Archaeologist requires additional assessment to be undertaken at the site which extends further than the applicant’s proposed geophysical survey, to also include field walking and trenching in order to ensure that the archaeological interest of the site is properly assessed and that an appropriate mitigation strategy can be produced. This would ensure that any interest that the site holds is properly recorded and that a full

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understanding is gained of the evolution of the site/area and of the people and cultures that inhabited the site in the past. Proper consideration of the archaeological interest is considered particularly necessary at this site given the level of ground works required to implement all elements of the proposed development. This can be addressed through suitably worded conditions which are deemed necessary to make the development acceptable in planning terms. Flood Risk and Drainage The NPPF requires that new development should be either directed away from areas at highest risk or alternatively demonstrated to be flood resilient and resistant, to include safe access and egress without increasing residual flood risk elsewhere. This applies a sequential approach, taking advice from the Environment Agency and Lead Local Flood Authorities to ensure that risks of flooding are adequately managed. Given the size of the site and the sensitive form of development, the application has been accompanied by a Flood Risk Assessment to demonstrate how the risk from all sources of flooding can be managed, whilst also accounting for future climate change. Flood risk has additionally been raised by third parties to the application noting the relationship of the site to the local water courses.

Fluvial Flood Risk

The Environment Agency Flood Risk Maps position the site as lying wholly within Flood Zone 1 giving the site a low risk of flooding (less than 1 in 1000 annual probability). Furthermore records held by the Environment Agency have not recorded incidences of flooding within 500m of the site. The site has therefore not been the subject of objection on fluvial flood risk grounds and is deemed, on a sequential basis, to be an appropriate location for the development.

Pluvial (surface water) and groundwater flooding The site has been assessed for the potential for surface water flooding acknowledging that the site has been recorded by the Environment Agency as having small areas of high and medium risk to the south and west of the site respectively. This level of risk has been modelled as being less frequent than anticipated by the Environment Agency during a 1 in 200 year period. The site has also been identified as having a moderate risk of groundwater flooding with a return period of at least 1 in 100 years. In response to these respective risks, the Flood Risk Assessment suggests that the development would be supported with a surface water drainage strategy that employs SuDS (Sustainable Drainage Systems) principles. This would incorporate opportunities for the natural infiltration of surface water run-off from the development together with conventional soakaways and give appropriate consideration to the layout and design of the properties by avoiding the lowest ground levels of this undulating site. The strategy would accommodate events to a 1:100 year level plus 30% to accommodate climate change. The strategy also acknowledges that highway drainage will require appropriate treatment prior to discharge to the ground to achieve a water quality which would not adversely impact upon the Groundwater Protection Zone and aquifer above which the site sits. No objection to the impact of the development upon surface water or ground water flows have been raised by the Environment Agency or the Lead Local Flood Authority subject to the confirmation of further details which can reasonably be secured via planning

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condition. With no evidence presented to determine that the proposed development would be at risk of flooding or generate an increased risk of flooding off site, the development is deemed to accord with Policy A7 of the Local Plan.

Foul drainage

The development proposes a gravity-fed foul waste system to be constructed to an adoptable standard as stipulated by Southern Water as the relevant statutory undertaker, and would connect into the existing system. Southern Water have indicated that the existing system does not presently have capacity to accommodate the additional flows however the company has a legal obligation under the Water Industries Act 1991 to provide developers with the right to connect to a public sewer regardless of capacity issues. The Act therefore contains safeguards to ensure that flows resulting from new development do not cause detriment to the existing public sewerage networks by imposing a duty on sewerage undertakers to take the necessary action to carry out works to accommodate such flows into their networks. The detail and adoption of the foul waste system would be secured under the Water Industry Act 1991 as the legal mechanism to connect to the local network and thus sits outside of the planning process.

Water Supply

Southern Water is also the statutory undertaker for the provision of a water supply to service the development with any provision to be secured under the Water Industry Act 1991 as the legal mechanism to connect to the local network. Pollution

Land Contamination The proposed development is sensitive to the presence of contamination. Therefore in being mindful of the current use of the site for agriculture, the application is supported by an initial ground investigation report to understand any potential risk of contamination to future site users, or any need for mitigation. This report has been subject to consideration by Environmental Health with no objection raised subject to further investigation to be secured via a planning condition.

Air Pollution Air quality is a material planning consideration with the NPPF (para 124) requiring that “Planning decisions should ensure that any new development in Air Quality Management Areas is consistent with the local air quality action plan”. The application site is not located within any Air Quality Management Area and is outside of any area identified as requiring air quality monitoring by the Council. Notwithstanding this, the application has given consideration to the location of the site and the potential impact of the development upon local air quality and on potential nitrogen deposition onto the River Test SSSI. Traffic movements were identified as the key likely contributor to changes in local air quality however the impact was concluded to be minimal. The Assessment has been subject to examination by Environmental Health with no objection raised. In this regard the location is agreed to be acceptable for the proposed development and the operation of the site would not generate a level of air pollution which would result in the local air quality exceeding air quality standards. Matters of air quality therefore do not impose any evidenced constraint to the proposed development

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either at the construction or operational phases. With the proposal according with the requirements of the NPPF and Saved Policy E1(vii) of the Local Plan, it would unreasonable to refuse planning permission on air quality grounds. Community Infrastructure Contributions Saved Policies C1, C2, C7, C9 and A2 of the BDBLP and the accompanying S106 Planning Obligations and Community Infrastructure Interim Planning Guidance seeks to ensure that development does not result in an adverse effect on existing infrastructure, and makes appropriate provision to mitigate documented impacts. It is therefore common to anticipate that development would either, by way of Obligation (legal agreement) make appropriate provision/improvements in line with the advice provided within the NPPF. Where mitigation is sought, due consideration has been given to the tests as set out within the Community Infrastructure Levy Regulations 2015, namely that a planning obligation must be (a) necessary to make the development acceptable in planning terms; (b) directly related to the development; and (c) fairly and reasonably related in scale and kind to the development. In having regard to the nature and location of the proposed development, a S106 agreement is in preparation at the time of reporting which recognises the need to mitigate the impact of the development upon the local area. In this regard, the S106 seeks to secure:

40% of the development to be affordable housing comprising 25% of units to be Affordable Rented or Social Rented Housing and 15% to be Intermediate Affordable Housing to be prioritised for Shared Ownership;

education contribution towards provision of primary and secondary age pupils;

contribution towards off site community facilities including a sum towards provision of lift access at Whitchurch Town Hall;

contribution towards off site playing fields comprising a sum towards cricket pitches at Longmeadow Sports Centre;

contributions towards off site play areas/recreation comprising a sum towards play facilities at Alliston Way and Daniel Park;

the delivery of on-site public open space to include a grass kickabout area;

the delivery of on-site sports pitches with associated works;

the delivery of the School Bus Facility and Parent Drop-Off/Pick Up Facility;

the delivery of access works and off site highway improvements;

holding funds for new parking controls (if required);

a landscape management plan;

completion of highway works ;

Travel Plan In addition to a S106 agreement, the developer would be required to complete a S278 agreement under the Highways Act 1990 to secure off site highway works which take the form of highway improvements to include the provision of the junction to the site, access works crossing the public right of way and pedestrian infrastructure improvements. Other Matters

Non-Material Third Party Objections

The concerns of local objectors to this application are noted and have been taken into account in determining this application. The majority of the objections raised are dealt

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with in the report above. Some comments, such as impact on existing property values and the loss of views are not, in themselves, material planning considerations and cannot therefore be afforded weight.

Minerals Safeguarding The site is identified as having an underlying resource of sand and gravel therefore in accordance with the Adopted Hampshire Minerals and Waste Plan, consideration has been given to the potential for extracting this resource wholly or in part prior to the development. Consultation has been undertaken with Hampshire County Council as the Minerals and Waste Authority with a conclusion drawn that, due to lack of interest in the market, such extraction would not be economically viable.

Community Engagement A number of third party objections have expressed concern that the Applicant has not meaningfully engaged with the local community regarding the proposed development. The applicant is not required to do so, although this is strongly encouraged with the NPPF advising that, where it can be demonstrated that Applicants have worked closely with those directly affected in development, the design of the proposal should be looked upon more favourably. Notwithstanding these concerns, the Applicant considers that there has been an appropriate level of engagement both prior to and following the submission of the planning application. The application was accompanied by a report of the community engagement undertaken indicating that such engagement has included contact with local politicians, key stakeholders and the wider Whitchurch Community. This has been in the form of involvement in the Neighbourhood Plan Process as well as through the distribution of leaflets, the holding of a public exhibition (September 2015) and by inviting comments on the scheme prior to the submission of the application. The level of community involvement by the Applicant is acknowledged but is not considered to be a significant material consideration that adds weight to the determination of the application.

Human Rights

The European Convention on Human Rights (ECHR) has been referred to within representations submitted to the application. The ECHR was brought into English Law, via the Human Rights Act 1998 (HRA and the council are required to act consistently with this legislation. There are 2 Convention Rights most relevant to planning decisions comprising:

Article 1 of the 1st Protocol - The Right to the Enjoyment of Property. Article 8 - Right for Respect for Home, Privacy and Family Life.

It is important to note that these types of right are not unlimited - although in accordance with the EU concept of "proportionality", any interference with these rights must be sanctioned by Law (e.g. by the Town & Country Planning Acts) and must go no further than necessary. Essentially, private interests must be weighed against the wider public interest and against competing private interests. Such a balancing exercise is already implicit in the decision-taking processes of planning and has been undertaken forming the recommendation herein. Human Rights must however be taken into account in making the final determination of the application.

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Crime Third parties raise concern that the development would bring an increased risk of crime and antisocial behaviour. In the event of permission being granted, it is anticipated that the spectrum of residents that would live at the site would be reflective of the wider population. As such, the new residents are not considered to be any greater perpetrators of crime or antisocial behaviour than the existing community. It will however be necessary to ensure that the resultant layout of the site incorporates ‘Secure by Design’ principles to reduce opportunities for crime by, for instance, ensuring streets have active frontages to enhance natural surveillance Planning Balance The application would deliver 100 dwellings, 40 (40%) of which would be affordable properties set within a larger settlement of the borough that has been considered as a sustainable location meeting the day-to-day needs of the community. The site has also been promoted through the Council’s SHLAA as being a site capable of delivering housing and is identified within the draft Whitchurch Neighbourhood Plan as an allocated site. These factors weigh favourably in the consideration of the application whereby the Council has a serious and significant shortfall of housing when tested against the Council’s proposed housing target. Notwithstanding the policy context which supports the development of the site, particularly the residential element, the development as a whole has been identified as having an adverse landscape impact. The site has also been subject to a range of local concerns on all matters relevant to the determination of the application. A number of these concerns can be mitigated to a reasonable level through appropriate design or off site works thus ensuring that any adverse impacts would not “significantly or demonstrably outweigh the benefits” of the development as required by the NPPF. On this basis, the proposal benefits from the presumption in favour of sustainable development and is recommended for approval. This application would, if approved by Members, constitute a departure from the development plan (Basingstoke and Deane Borough Local Plan 1996-2011 Saved Polices). The application has been publicised as a departure, as well as being a major application and affecting a Public Right of Way. Should the Council resolve to approve this application, there will be no requirement to refer the application to the Secretary of State (SoS) as a departure from the Local Plan as the relevant regulations have either been met or do not apply in this case. The SoS does however maintain the power to call-in the application up until the point a decision is issued. Conditions 1 The development hereby permitted shall be carried out in substantial accordance

with the following approved plans unless otherwise agreed in writing with the Local Planning Authority:

Location Plan (ref: 18-1956-003 Rev A) received 03 November 2015

Concept Masterplan (ref: 18-1956-A107 Rev G) received 03 November 2015

Access General Arrangement (ref 041.0021.105 Rev P4) received 02 February 2016.

REASON: For the avoidance of doubt and in the interests of proper planning.

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2 Details of the appearance, landscaping, layout and scale (hereinafter called "the reserved matters") shall be submitted to and approved in writing by the Local Planning Authority before any development begins and the development shall be carried out as approved. REASON: To comply with Article 4 of the Town and Country Planning (General Development Procedure) Order 1995 (or any order revoking and re-enacting that Order) and in order to secure a satisfactory development and in accordance with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

3 Application for approval of the reserved matters shall be made to the Local Planning Authority not later than three years from the date of this permission. REASON: To comply with Section 92 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.

4 The development hereby permitted shall begin not later than two years from the date of approval of the last of the reserved matter to be approved. REASON: To comply with Section 92 of the Town and Country Planning Act 1990 (as amended by Section 51(2) of the Planning and Compulsory Purchase Act 2004) and to prevent an accumulation of unimplemented planning permissions.

5 No development shall take place until full details of the types, textures and colours of all external materials to be used together with samples have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out and thereafter maintained in accordance with the details so approved unless otherwise agreed in writing by the Local Planning Authority.

REASON: In the interests of the visual amenities of the area and in accordance with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011. Details are required in the absence of being provided to accompany the planning submission.

6. 15% or more of market dwellings shall be built to lifetime mobility standards. No development shall commence on site until details of which properties are to be built to lifetime mobility 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: To ensure an appropriate co-ordinated high quality form of development and to accord with Saved Policy C3 of the Basingstoke and Deane Borough Adopted Local Plan 1996-2011 and Housing Mix and Lifetime Mobility Standards Supplementary Planning Document.

7 No development or other operations shall commence on site until a Tree Protection Plan has been submitted to and approved in writing by the Local Planning Authority. The approved tree protection shall be erected prior to any site activity commencing and maintained until completion of the development. No development or other operations shall take place other than in complete accordance with the Tree Protection Plan, unless otherwise agreed in writing by the Local Planning Authority. REASON: Details are required prior to commencement to ensure that reasonable measures are taken to safeguard protected/important landscape trees in the interests of local amenity and the enhancement of the development itself, in accordance with Saved Policies E1(ii) and E6 of the Basingstoke and Deane Borough Local Plan 1996-2011.

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8 Notwithstanding the details submitted, no development shall take place until full details of both hard and soft landscape works including ground levels or contours; planting plans with specification (including cultivation and other operations associated with plant and grass establishment), schedules of plants noting species, plant sizes and proposed numbers/ densities. This should also include a schedule of tree planting to include the specification of tree planting pits where appropriate with details of any irrigation or drainage infrastructure, tree root barriers (if necessary) to prevent damage or disruption to any proposed hard surfacing or underground services, drains or other infrastructure and details of the location of external lighting sufficient to demonstrate how lighting is to be achieved without conflict to proposed tree planting, with allowance for reasonable growth. The hard and soft landscaping details shall be accompanied by an implementation programme. All hard and 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 which should include appropriate planting to be undertaken at the earliest opportunity. 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 Saved Policies E1(ii) and E6 of the Basingstoke and Deane Borough Local Plan 1996-2011.

9 No development shall take place until there has been submitted to and approved in writing by the Local Planning Authority plans indicating the positions, design, materials/species and types of boundary treatment to be erected/planted. The boundary treatment shall be completed before the buildings are occupied. Development shall be carried out in accordance with the approved details. REASON: In the interests of the visual amenities of the area and in accordance with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011 and to preserve or enhance the character, appearance or setting of the Conservation Area, in accordance with Saved Policy E3 of the Basingstoke and Deane Borough Local Plan 1996-2011. Details are required prior to the commencement of development in the absence of being included within the application submission.

10 No development shall take place on site until a fully detailed lighting scheme has been submitted to and approved in writing by the Local Planning Authority. The lighting scheme shall include full lighting specifications and address the cumulative effects of all external lighting sources upon nocturnal animals sensitive to external lighting (including dormice and bats). The lighting shall be installed before the development is first occupied and shall thereafter be operated and maintained in accordance with the approved scheme. REASON: In the interests of the amenities of the area and potential impact upon foraging bats and dormice, in accordance with Saved Policies E1, E6 and E7 of the Basingstoke and Deane Borough Local Plan 1996-2011. Details are required prior to development in the absence of being provided within the application documentation.

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11 Notwithstanding the details submitted, no development shall commence on site until an archaeological investigation of the site has been carried out in accordance with a written scheme of investigation which has first been submitted to and approved by in writing the Local Planning Authority. The investigation shall be carried out in accordance with the details so approved, unless otherwise agreed in writing by the Local Planning Authority. REASON: To assess the extent, nature and date of any archaeological deposits that might be present and the impact of the development upon these heritage assets in accordance with the advice contained within the National Planning Policy Framework (March 2012). Details are required in the absence of being provided to accompany the planning submission.

12

No development shall commence on site until a programme of archaeological mitigation in accordance with the approved written scheme of investigation as secured under Condition 11 has been submitted to and approved in writing by the Local Planning Authority. The programme of archaeological mitigation shall be carried out in accordance with the approved details unless otherwise agreed in writing with the Local Planning Authority. REASON: To mitigate the effect of the works associated with the development upon any heritage assets and to ensure that information regarding these heritage assets is preserved by record for future generations in accordance with the advice contained within the National Planning Policy Framework (March 2012). Details are required in the absence of being provided to accompany the planning submission.

13 Following completion of the on-site archaeological fieldwork, a report shall be submitted to the Local Planning Authority and the Hampshire County Council Archaeologist in accordance with the approved programme of archaeological investigation as required by condition 11. This report shall include where appropriate, a post-excavation assessment, specialist analysis and reports, details of publication and public engagement. REASON: To contribute to our knowledge and understanding of our past by ensuring that opportunities are taken to capture evidence from the historic environment and to make this publicly available in accordance with the advice contained within the National Planning Policy Framework (March 2012).

14 Notwithstanding the details submitted, no development shall take place including any demolition or site preparation until details of a Bat Protection Plan has been submitted to and approved in writing by the Local Planning Authority. This Plan shall include the recommendations set out within the WYG Report titled ‘Land Lying off Winchester Road, Whitchurch – Biodiversity Protection & Enhancement Plan’ dated October 2015. The development shall be carried out in accordance with the approved Bat Protection Plan and thereafter maintained in accordance with the details so approved, unless otherwise approved in writing by the Local Planning Authority. REASON: Bats are known to use the trees and hedgerows to the proposed development site. All species of bats are European Protected Species and are protected under the Wildlife and Countryside Act 1981. They are a material consideration under Saved Policy E7 of the Basingstoke and Deane Borough Local Plan 1996-2011.

15 Notwithstanding the details submitted, no development shall take place including any demolition or site preparation until a Biodiversity Protection and Enhancement Plan has been submitted to and approved in writing by the Local Planning

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Authority. The Plan shall include plans for biodiversity mitigation and enhancement schemes and incorporate the mitigation and enhancement measures set out within the WYG report entitled ‘Land Lying off Winchester Road, Whitchurch – Biodiversity Protection and Enhancement Plan’ dated October 2015. The development shall be carried out and thereafter maintained in accordance with the details so approved, unless otherwise approved in writing by the Local Planning Authority. REASON: To secure the long term enhancement of nature conservation interests, provide biodiversity gains and to maintain the biodiversity of the area in the long term in accordance with advice contained within the National Planning Policy Framework (March 2012) and Saved Policy E7 of the Basingstoke and Deane Borough Local Plan 1996-2011.

16 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 08:00; nor after 1300; Saturdays nor on Sundays or recognised bank or public holidays, unless otherwise agreed in writing by the Local Planning Authority. REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

17 No work relating to the construction of the development hereby approved, including works of demolition or preparation prior to operations, or internal painting or fitting out, shall take place before the hours of 0730 nor after 1800 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays nor on Sundays or recognised bank or public holidays, unless otherwise agreed in writing by the Local Planning Authority. REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

18 No development shall take place, including any works of demolition, until a Demolition and Construction Method Statement that demonstrates safe and coordinated systems of work affecting or likely to affect the public highway and or all motorised and or non-motorised highway users, has been submitted to, and approved in writing by, the Local Planning Authority. The approved Statement shall be adhered to throughout the construction period.

The Statement shall include for:

i. compliance with The Construction (Design and Management) Regulations 2015 and in particular Part 3 Regulation 8 General duties, whereby construction must be undertaken ‘in a manner that secures the health and safety of any person affected by the project.’

ii. means of direct access (temporary or permanent) to the site from the adjoining maintainable public highway;

iii. the parking and turning of vehicles of site operatives and visitors off carriageway (all to be established within one week of the commencement of development);

iv. loading and unloading of plant and materials away from the maintainable public highway;

v. storage of plant and materials used in constructing the development away from the maintainable public highway;

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vi. wheel washing facilities or an explanation why they are not necessary; vii. the erection and maintenance of security hoarding including decorative

displays and facilities for public viewing, where appropriate; viii. measures to control the emission of dust and dirt during construction; ix. a scheme for recycling and disposing of waste resulting from construction

work; and the management and coordination of deliveries of plant and materials and the disposing of waste resulting from construction activities so as to avoid undue interference with the operation of the public highway, particularly during the Monday to Friday AM peak (06.30 to 09.30) and PM peak (16.00 to 18.30) periods.

x. the routes to be used by construction traffic to access and egress the site so as to avoid undue interference with the safety and operation of the public highway and adjacent roads, including construction traffic holding areas both on and off the site as necessary.

REASON: In the absence of details being provided to accompany the planning application, details are required to ensure that the construction process is undertaken in a safe and convenient manner that limits impact on local roads and the amenities of nearby occupiers, the area generally and in the interests of highway safety and in accordance with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

19 Notwithstanding the submitted details, no development, unless otherwise agreed in writing with the Local Planning Authority, shall commence until full details of the layout and the method of construction of the means of access with Winchester Road as indicated in principle by the Dwg. No. 041.0021.105 Rev. P4 by Paul Basham Associates (dated 28-1-16) and received by the Local Planning Authority on the 2nd February 2016 have been submitted to and approved in writing by the Local Planning Authority in consultation with the Local Highway Authority. The submitted details shall be supported by an independent Stage 2 Road Safety Audit Report and include the provision of access visibility sightlines of 2.4m by 110m to the left on exit and 2.4m by 126m to the right on exit as well as the means of access and servicing of numbers 117, 121 & 125 Winchester Road. The approved details shall be constructed and fully implemented in accordance with the approved details prior to the commencement of the development, unless otherwise agreed in writing by the Local Planning Authority. REASON: In the absence of full details being provided to accompany the planning application, details are required in the interests of highway safety and in accordance with Saved Policies E1, A1 and A2 of the Basingstoke and Deane Borough Local Plan 1996-2011.

20 Notwithstanding the submitted details, no development, unless otherwise agreed in writing with the Local Planning Authority, shall commence until full details of the layout and the method of construction of the pedestrian connections with the Winchester Road bus stops indicated in principle by Dwg. No. 041.0021.108 Rev. P2 by Paul Basham Associates (dated 20-1-16) and received by the Local Planning Authority on the 2nd February 2016 have been submitted to and approved in writing by the Local Planning Authority in consultation with the Local Highway Authority. The submitted details shall be supported by an independent Stage 2 Road Safety Audit Report and include the means of access and servicing of numbers 125-139 Winchester Road. The agreed details shall be fully implemented before the use hereby approved is commenced or the buildings occupied whichever is the sooner and thereafter be permanently retained, unless otherwise agreed in writing by the Local Planning Authority.

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REASON: In the absence of full details being provided to accompany the planning application, details are required in the interests of highway safety and in accordance with Saved Policies E1, A1 and A2 of the Basingstoke and Deane Borough Local Plan 1996-2011.

21 Notwithstanding the submitted details, no development, unless otherwise agreed in writing with the Local Planning Authority, shall commence until full details of the layout and the method of construction of the Pedestrian/Cycle/Emergency Access with Micheldever Road as indicated in principle by Dwg. No. 041.0021.109 Rev. P2 by Paul Basham Associates (dated 20-1-16) and received by the Local Planning Authority on the 2nd February 2016 have been submitted to and approved in writing by the Local Planning Authority in consultation with the Local Highway Authority. The submitted details shall be supported by an independent Stage 2 Road Safety Audit Report and include the provision of access visibility sightlines of 2.0m by 215m to the left and right on exit together with the provision of access control measures to ensure that the use of this access is limited to pedestrians, cyclists and emergency vehicles only. The agreed details shall be fully implemented before the use hereby approved is commenced or the buildings occupied whichever is the sooner and thereafter be permanently retained, unless otherwise agreed in writing by the Local Planning Authority. REASON: In the absence of full details being provided to accompany the planning application, details are required in the interests of highway safety and in accordance with Saved Policies E1, A1 and A2 of the Basingstoke and Deane Borough Local Plan 1996-2011.

22 Notwithstanding the submitted details, no development, unless otherwise agreed in writing with the Local Planning Authority, shall commence until full details of the layout and the method of construction of the Pedestrian Access from Webbs Farm Close as indicated in principle in Dwg. No. 041.0021.111 Rev. P2 by Paul Basham Associates (dated 27-1-1) and received by the Local Planning Authority on the 2nd February 2016 have been submitted to and approved in writing by the Local Planning Authority in consultation with the Local Highway Authority. The submitted details shall be supported by an independent Stage 2 Road Safety Audit Report and include the provision access control measures and secure boundary features to ensure that the use of this access is limited to pedestrians only. The agreed details shall be fully implemented before the use hereby approved is commenced or the buildings occupied whichever is the sooner and thereafter be permanently retained, unless otherwise agreed in writing by the Local Planning Authority. REASON: In the absence of full details being provided to accompany the planning application, details are required in the interests of highway safety and in accordance with Saved Policies E1, A1 and A2 of the Basingstoke and Deane Borough Local Plan 1996-2011.

23 Notwithstanding the submitted details, no development, unless otherwise agreed in writing with the Local Planning Authority, shall commence until full details of the layout and the method of construction of the Recreational Parking Facility Access across Whitchurch Footpath 29 indicated in principle by Dwg. No. 18_1956_AI07 Rev. G by Simon Cooper dated 12-10-15 have been submitted to and approved in writing by the Local Planning Authority in consultation with the Local Highway Authority. The submitted details shall be supported by an independent Stage 2 Road Safety Audit Report. The agreed details shall be fully implemented before the use hereby approved is commenced or the buildings occupied whichever is the

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sooner and thereafter be permanently retained, unless otherwise agreed in writing by the Local Planning Authority. REASON: In the absence of full details being provided to accompany the planning application, details are required in the interests of highway safety and in accordance with Saved Policies E1, A1 and A2 of the Basingstoke and Deane Borough Local Plan 1996-2011.

24 Prior to the commencement of development, plans and particulars, including the Highways Phasing Plan, showing the detailed proposals for all the following matters of the development shall be submitted to and approved by the Local Planning Authority in writing:

a) The width, alignment, gradient and type of construction proposed for the roads,

footways and access(es) and for the avoidance of doubt a scheme to permit access, waiting/loading/unloading and the turning of buses and coaches (including education transport services) in a forward gear within the site, including all relevant horizontal cross sections and longitudinal sections showing the existing and proposed levels, together with details of street lighting, and details of a programme for the making up of the roads and footways;

b) The provision to be made for the parking of vehicles in accordance with the Council’s adopted standards;

c) The provision for access by buses and coaches (including education transport services) and onsite waiting/loading/unloading facilities including the provision of access kerbs, shelter(s) and signage;

d) Safe and convenient access facilities for people with disabilities (those confined to a wheelchair or others with mobility impairments);

e) The number, type, location and style of cycle parking to be provided on site;

f) The location and design of the waste and recycling storage and collection points and the associated access routes in accordance with the council’s adopted standards;

g) Vehicle swept path analysis demonstrating access for the buses and coaches (including education transport services), the council’s refuse collection vehicle, a rigid delivery vehicle and emergency vehicles (including the Hampshire Fire and Rescue’s aerial ladder platform); and

h) The proposed phasing of these on-site highway related works / development;

Once approved in writing by the Local Planning Authority, the details shall be fully implemented in accordance with the agreed Highways Phasing Plan before building(s) in each relevant phase are occupied. REASON: In the absence of full details being provided to accompany the planning application, details are required in the interests of highway safety and in accordance with Saved Policies E1, A1 and A2 of the Basingstoke and Deane Borough Local Plan 1996-2011.

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25 No development shall take place until a noise mitigation scheme has been submitted to and approved in writing by the Local Planning Authority to detail the window glazing specification and room ventilation provisions (to include any mechanical ventilation) to ensure that internal noise levels for the residential dwellings shall not exceed: - 35 dB LAeq,16hr in living rooms and dining rooms (0700hrs – 2300hrs) - 30 dB LAeq,8hr and not regularly exceed 45 dB LAmax within bedrooms

(2300hrs – 0700hrs) - 55 dB LAeq, 16hr in outdoor amenity space (0700hrs – 2300hrs)

The internal noise criteria should be achieved without a requirement for windows to be fixed closed. The development shall be constructed in accordance with the approved details and shall be maintained thereafter unless otherwise agreed in writing by the Local Planning Authority. REASON: In the absence of full details being provided to accompany the planning application, details are required to ensure that acceptable noise levels are achieved within the dwellings and amenity areas in the interests of residential amenity and in accordance with Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

26 Where it is predicted that the internal noise levels specified in Condition 27 will not be met with windows open, a noise mitigation scheme shall be submitted to and approved in writing by the Local Planning Authority to include full details of the window glazing specification and provision made for alternative ventilation (including purge ventilation). In these circumstances:-

All schemes for ventilation shall comply with the Building Regulations Approved Document F;

Alternative mechanical ventilation shall be provided;

There is no requirement for windows to be fixed closed. REASON: In the absence of full details being provided to accompany the planning application, details are required to ensure that acceptable noise levels are achieved within the dwellings and amenity areas in the interests of residential amenity and in accordance with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

27 No dwelling shall be occupied until all of the works which form part of the scheme for protecting the proposed dwellings from noise as approved by the Local Planning Authority under conditions 27 and 28 have been implemented and acoustic testing carried out by a suitably qualified and competent acoustic consultant to verify that the internal noise levels agreed in condition 27 have been achieved. The testing shall be carried out in accordance with a written protocol, details of which shall be submitted to and approved in writing by the Local Planning Authority before test is carried out. REASON: To ensure that acceptable noise levels within the dwellings and amenity areas are not exceeded in the interests of residential amenity and in accordance with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

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28 No development shall take place until a site specific Construction Environmental Management Plan has been submitted to and been 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 or Public 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; - 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 - Giving consideration to the recovery of sand and gravel deposits on site during

excavation work (e.g. through footings, trenches or landscaping) and its potential for beneficial use within the construction phase of the development.

REASON: The Council encourages all contractors to be ‘Considerate Contractors’ when working in the Borough by being aware of the needs of neighbours and the environment and in the interests of residential amenity in accordance with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

29 Notwithstanding the details submitted, no works pursuant to this permission shall commence until there has been submitted to and approved in writing by the Local Planning Authority:- (a) a desk top study carried out by a competent person documenting all the

previous and existing land uses of the site and adjacent land in accordance with national guidance as set out in Contaminated Land Research Report Nos. 2 and 3 and BS10175:2001;

and, unless otherwise agreed in writing by the Local Planning Authority, (b) a site investigation report documenting the ground conditions of the site and

incorporating chemical and gas analysis identified as being appropriate by the desk study in accordance with BS10175:2001- Investigation of Potentially Contaminated Sites - Code of Practice;

and, unless otherwise agreed in writing by the Local Planning Authority, (c) a detailed scheme for remedial works and measures to be undertaken to avoid

risk from contaminants/or gases when the site is developed and proposals for future maintenance and monitoring. Such scheme shall include nomination of a competent person to oversee the implementation of the works.

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If during any works contamination is encountered which has not been previously identified then the additional contamination shall be fully assessed and an appropriate remediation scheme, agreed in writing with the Local Planning Authority. REASON: Details are required prior to commencement to ensure any soil, gas or water contamination on the site is remediated to protect the proposed occupants of the application site and/or adjacent land in accordance with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

30 The development hereby permitted shall not be occupied/brought into use until there has been submitted to the Local Planning Authority verification by the competent person approved under the provisions of 28(c) that any remediation scheme required and approved under the provisions of condition 28(c) 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 under condition 28(c), unless otherwise agreed in writing by the Local Planning Authority. REASON: Details are required prior to commencement 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 Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

31 Notwithstanding any details submitted to accompany the planning application, no development shall take place until a surface water drainage scheme for the site, based on sustainable drainage principles and an assessment of the hydrological and hydrogeological context of the site has been submitted to and approved in writing by the Local Planning Authority. The drainage scheme shall demonstrate that the surface water run-off generated up to and including the 1 in 100 year (30% climate change allowance) critical storm will not exceed the run-off from the undeveloped site following the corresponding rainfall event. The scheme shall also include details of how the scheme shall be maintained and managed after completion of the development. The approved scheme shall be implemented before the development is completed.

REASON: In the absence of details having been submitted to accompany the application to ensure that the site does not generate adverse levels of surface water run-off within an area recognised to be at risk from associated flooding in accordance with Saved Policy A7 of the Basingstoke and Deane Borough Local Plan 1996-2011.

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32 Notwithstanding the submitted details, no development shall take place on site until full details of the vehicle parking facilities, including the design and alignment of the pedestrian connections between the vehicle parking facilities and the building entrances and the design of the proposed unallocated laybys have been submitted to and approved in writing by the Local Planning Authority. The approved details shall be constructed and fully implemented before the use hereby approved is commenced and shall be thereafter maintained in accordance with the approved details, unless otherwise agreed in writing by the Local Planning Authority. REASON: To secure an adequate parking provision and to discourage parking on the new estate roads in order to provide safe and convenient access for all users in the interests of highway safety and in accordance with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

33 Notwithstanding the submitted details, no development shall commence until full details of the proposed garages have been submitted to and approved in writing by the Local Planning Authority. The details shall include the provision of minimum clear openings of 2.3m (for single garage doors), 5m (for double garage doors) between the frames of the garage doors and minimum internal dimensions of 3m by 6m (single garages) and 6m by 6m (double garages) as measured internally between the supporting walls, with a headroom clearance of at least 2.3m. Thereafter, the garages shall be provided in accordance with the approved details and permanently retained for the purposes of the parking of vehicles and cycles. REASON: To secure an adequate parking provision and to discourage parking on the new estate roads in order to provide safe and convenient access for all users in the interests of highway safety and in accordance with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

33 No development shall take place on-site until full details of the refuse and recycling storage and collection facilities have been submitted to and approved in writing by the Local Planning Authority. The approved details shall be constructed and fully implemented before the use hereby approved is commenced and shall be thereafter maintained in accordance with the approved details, unless otherwise agreed in writing by the Local Planning Authority. REASON: In the interests of highway safety and in accordance with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

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

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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 £97 per request or £28 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 paragraphs 186 and 187 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and proactive manner:-

offering a pre-application advice,

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 this instance:

the applicant was updated of any issues after the initial site visit,

was provided with pre-application advice, 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 All bat species are protected under the Conservation (Natural Habitats, &c.) Regulations 2010 and the Wildlife and Countryside Act 1981 (as amended). Legal protection covers bats and elements of their habitats. A European Protected Species licence would be required in order to allow prohibited activities, such as disturbing bats or damaging their breeding sites or resting places, for the purpose of development. It would be advisable to contact Natural England for further information in this regard on 0845 601 4523.

4 Birds nests, when occupied or being built, receive legal protection under the Wildlife and Countryside Act 1981 (as amended). It is highly advisable to undertake clearance of potential bird nesting habitat (such as hedges, scrub, trees, suitable outbuildings etc.) outside the bird nesting season, which is generally seen as extending from March to the end of August, although may extend longer depending on local conditions. If there is absolutely no alternative to doing the work in during this period then a thorough, careful and quiet examination of the affected area must be carried out before clearance starts. If occupied nests are present then work must stop in that area, a suitable (approximately 5m) stand-off maintained, and clearance can only recommence once the nest becomes unoccupied of its own accord.

5 No vehicle must leave the site unless its wheels have been sufficiently cleaned so as to minimise mud being carried onto the highway. Appropriate measures, including drainage disposal, must be taken and retained for the construction period. Non-compliance may breach the Highway Act 1980.

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6 Consent under the Town and Country Planning Acts must not be taken as approval for any works carried out within or over any footway, including a Public Right of Way, carriageway, verge or other land forming part of the publicly maintained highway. The development will involve works within the public highway. It is an offence to commence those works without the permission of the Local Highway Authority. In the interests of highway safety the development must not commence on-site until permission has been obtained from the Local Highway Authority authorising any necessary works, including street lighting and surface water drainage, within the publicly maintained highway. Public Utility apparatus may also be affected by the development. Contact the appropriate public utility service to ensure agreement on any necessary alterations. Advice about works within the public highway can be obtained from Hampshire County Council’s Area Office, telephone 0845 603 5633.

7 Design standards for the layout of residential estate roads including the provision of highway surface water drainage systems are provided with Hampshire County Council’s (HCC) residential design guide “Companion Document to Manual for Streets” and associated guidance provided by the below link:

HCC Website - Information for Developers http://www3.hants.gov.uk/engineering-services/developer-information.htm

For further information please contact HCC’s Highways Development Planning team (Tel: 01962 846877, e-mail: [email protected])

8 The applicant/developer should enter into a formal agreement with Southern Water to provide the necessary sewerage infrastructure required to service this development. Please contact Southern Water, Sparrowgrove House, Sparrowgrove, Otterbourne, Hampshire, SO21 2SW (Tel: 0330 303 0119) or www.southernwater.co.uk.

9 A formal connection to the water supply is required in order to service this development. Please contact Southern Water, Sparrowgrove House, Sparrowgrove, Otterbourne, Hampshire, SO21 2SW (Tel: 0330 303 0119) or www.southernwater.co.uk.

10 This Decision Notice must be read in conjunction with a Planning Obligation

completed under the terms of Section 106 of the Town and Country Planning Act 1990 (as amended). You are advised to satisfy yourself that you have all the relevant documentation.

11 This Decision Notice must be read in conjunction with an Highways Agreement

completed under the terms of Section 278 of the Highways Act 1980 (as amended). You are advised to satisfy yourself that you have all the relevant documentation.

12 The Tree Protection Plan should be drawn up to reflect the current British Standard BS 5837 2012 'Trees in Relation to Design, Demolition and Construction'. Further helpful advice is contained in the council's adopted Landscape and Biodiversity Supplementary Planning Document (2008).

http://www3.hants.gov.uk/engineering-services/developer-information.htm

mailto:[email protected]

http://www.southernwater.co.uk/

http://www.southernwater.co.uk/

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15/03693/OUT

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15/03693/OUT

Access General Arrangement

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Minor Application Cttee: 23 March 2016

Item No. 2

Application no: 15/03545/OUT


Site Address Land At Langdale Woods Lane Cliddesden Hampshire

Proposal Outline application for erection of 2 no. detached dwellings with garages to include access and layout

Registered: 7 October 2015 Expiry Date: 7 January 2016


Outline Planning Application

Case Officer: Brian Conlon 01256 845244

Applicant: Mr David Lilley Agent: Mr Rob McLennan

Ward: Upton Grey And The Candovers

Ward Member(s): Cllr Mark Ruffell

Parish: CLIDDESDEN CP OS Grid Reference: 462900 149207

Recommendation: the application be APPROVED subject to the conditions listed at the end of this report.

Reasons for Approval 1. The proposed development respects the character of its surroundings and adjacent

Conservation Area in terms of street pattern, plot size, layout and form and as such complies with the National Planning Policy Framework (March 2012) and Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

2. 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 Saved Policy A1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

3. 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 and as such complies with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

General Comments This application has been brought to the Development Control Committee in accordance with the Scheme of Delegation, due to the number of objections received and Officer's recommendation for approval. This application was deferred from the Development Control Committee meeting of 23 February 2016 to allow Members to view the site. Planning Policy The site is located within the Settlement Policy Boundary of Cliddesden and is within close proximity to the Cliddesden Conservation Area.


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National Planning Policy Framework (NPPF) (March 2012) Section 4 (Promoting sustainable transport) Section 7 (Requiring good design) Section 11 (Conserving and enhancing the natural environment) National Planning Practice Guidance (2015) Paragraph: 012 Reference ID: 23b-012-20141128 Adopted Local Plan 1996 - 2011 (Saved Policies) Policy D5 (Residential and Other Development within Settlements). Policy E1 (Development Control). Policy E6 (Landscape Character). Policy E7 (Nature/Biodiversity Conservation). Policy A1 (Car Parking). Policy A2 (Encouraging Walking, Cycling and the Use of Public Transport). Policy C1 (Section 106 Contributions). Policy C3 (Housing Mix). Policy C9 (New Leisure Facilities or Open Space). Supplementary Planning Documents and Guidance (SPD's and SPG's) and interim planning guidance Design and Sustainability SPD - Appendix 6 (Storage and Collection of Waste and Recycling), Appendix 7 (Places to Live), Appendix 16 (Residential Amenity Guidance) Residential Parking Standards SPD Landscape and Biodiversity SPD. Landscape Character Assessment Supplementary Planning Guidance. Trees and Development SPG Cliddesden Village Design Statement SPG Housing Mix and Lifetime Mobility Standards SPD Appendix 16 of the Design and Sustainability SPD 'Residential Amenity Design Guidance'. Other material documents Basingstoke Environment Strategy for Transport (BEST). Community Infrastructure Levy (CIL) Regulations. Planning Guidance Note 'S106 Planning Obligations and Community Infrastructure'. Description of Site The site forms part of the curtilage of Langdale, a 1950s detached bungalow. The character of this part of Woods Lane is formed by a mixture of detached chalet bungalows fronting the road in a linear layout. Generally, dwellings are set back from the road in deep plots, with a degree of space between each building and landscaped front gardens softened by tree and shrub vegetation. Langdale is brick and tile with a hipped roof and dormer windows within the roof slope. The property benefits from a series of outbuildings including a modest pitched roof

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garage. The site is well screened from the neighbouring properties to the east and west by mature hedging and shrub planting. To the rear of the site is a paddock with agricultural buildings beyond. Proposed development This application seeks outline planning permission for the erection of two detached dwellings with attached single garages. The application considers principle, access and layout, whilst scale, appearance and landscaping are reserved. The houses would measure 13m in width (excluding the garages), 9.5m in depth. The site would be accessed to the western side of the existing bungalow following the demolition of the existing garages. Each house would have a private rear garden and parking Consultations Parish Council: Object on the following grounds: "With reference to the above planning application Cliddesden Parish Council would like to object to the proposed development in its entirety. Cliddesden Parish Council believes that the proposal for TWO cottages in the rear garden of a five bedroom bungalow (which will remain) is totally inappropriate over development. It is not at all in keeping with the rural village setting. The proposed plans do not show the recently approved application 15/00939/HSE which are alterations to existing bungalow including raising of roof to create living space, improvement to site access and demolition of 2no existing single garages and erection of replacement double garage." "1. We feel that if this development should take place, it would impact the local area if it were to set a precedent that could be cited in any future residential development applications in this area of Woods Lane. 2 The Cliddesden Village Design Statement states that development within Cliddesden is primarily linear with properties fronting onto the existing roads and lanes, with minimal backfill. This development certainly would contravene the Cliddesden Village Design Statement, in that it is endeavouring to set a most unwelcome precedent for over development and backfill within the village boundary. Should this precedent be set one can expect numerous applications from other residents who have reasonable size gardens to over develop and backfill throughout the village. A most unwelcome state of affairs." Local Highway Authority: No objection subject to conditions Landscape Team: No objection subject to conditions Tree Officer: No objection subject to conditions Environmental Health Officer: No objection subject to conditions

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Public Observations Nine letters of objection received raising the following issues:

Allowing this application will make it easier for further development in the village - undesirable precedent.

Roads already struggle with the amount of cars, this application will make the existing situation worse.

All vegetation has been removed from the site.

Works to the embankment adjoining Woods Lane would be detrimental to the character of the Conservation Area.

Access to and from Langdale is already limited in its visibility of Woods Lane.

Woods Lane is characterised by individual properties set within generous plots and set back from the front of plot. This proposal would introduce 2 dwellings behind an existing property resulting in backland development.

The building of 2 houses in what is a garden plot would clearly harm the rural feel of Cliddesden and Woods Lane.

The transport survey supporting this application was carried out during the summer school holidays and at times after and before peak times (10am to 4pm and excluding 12 - 2pm). This cannot be representative of the number and speeds of vehicles regularly using this section as it would not have been a typical day.

Woods Lane is a single narrow winding road that is easily congested with existing traffic and the access is on a dangerous corner.

Relevant Planning History

14/00829/FUL

Erection of 2 no. three bedroom detached

dwellings with single garages and provision

for access, parking, turning and landscape

Withdrawn

01.08.14

15/00939/HSE Alterations to existing bungalow including

raising of roof to create living space,

improvement to site access and demolition of

2no. existing single garages and erection of

replacement double garage.

GTD 13.05.15

Assessment Planning History This application follows the withdrawal of full application 14/00829/FUL for erection of two three-bedroom detached houses with single garages and approval of 15/00939/HSE for the extension of Langdale including raising the roof to create living space, demolition of 2no existing single garages and erection of replacement double garage. It should be noted that planning permission was granted at Development Control Committee (20 May 2015) for a single four bedroom detached dwelling on a similar relationship to this proposal, on the rear garden of the next door property of Beaulieu. This application involves an assessment under similar policy circumstances.

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Principle of development The application site is located within the Cliddesden Settlement Policy Boundary and the principle of new residential development within this settlement remains acceptable in accordance with Saved Policy D5 of the Local Plan, subject to the implications of the development on the local character of the area, residential amenity, biodiversity, and highway safety. This application involves the development within garden land. Guidance within the NPPF specifically encourages Local Planning Authorities to "consider the case for setting out policies to resist inappropriate development of residential gardens, for example where development would cause harm to the local area". As opposed to a specific policy that prevents 'backland development' in principle, it is interpreted that the Government is guiding Local Planning Authorities to resist such development, only where it is harmful. Therefore although there are no planning policies that prevent the principle of the redevelopment of gardens within defined Settlement Policy Boundaries, the key issue for this application remains whether or not the development would be harmful. Impact on the character of the area/ design The character of this part of Woods Lane is predominately formed by detached bungalows and chalet bungalows fronting the road in a linear layout with distinct plots. Dwellings are set back from the road in deep and well defined plots, with a degree of space between each building and landscaped front gardens softened by tree and shrub vegetation. This provides a character that is distinguishable from the very western end of Woods Lane (where a modern cul-de-sac is located) and the eastern end of the lane, which is defined by the historic character of the designated Conservation Area boundaries and status. A number of historic cottages and houses are located at this end of the Lane, whilst more modern two-storey houses are located opposite the site. It should also be noted that the proposed development would be located within the context of existing and approved development to adjoining plots of 'Beaulieu', 'Appleyard', and 'Hillfield Lodge'. This proposal would sub-divide the site and create a driveway along the eastern boundary to access the rear plot. Unlike the previously withdrawn application, this proposal now sees the removal of two detached garages, the reduction in the footprints of the proposed dwellings and the distance between Langdale and the front elevation of the new houses increased to approximately 31m. These revisions allow for a more spacious layout with greater opportunity for soft landscaping. Whilst it is acknowledged that much vegetation has been removed from the site between 2014 and the present, such removal could be undertaken without planning permission. The Council's Landscape Officer has raised no objection to the development stating that "two new dwellings on this site could be reasonably accommodated provided that existing vegetation on the site boundaries can be retained adequately". This can be managed through appropriately worded planning conditions. With regard to visual amenity, views of the proposed dwellings would be largely screened from surrounding properties and the immediate public highway. Assuming the houses would be equivalent to or slightly higher than surrounding properties, there will be a direct view of the southeast end of the roof of the eastern most proposed dwelling from the driveway entrance onto Woods Lane, and from outside No 10 Woods Lane

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within the adjacent Conservation Area. These views have been considered and provided that the scale, design and materials used for the roof are sympathetic to its location, it is not anticipated that this would give rise to a significant visual harm when viewed from the public realm or wider Conservation Area. From other nearby locations, the retention of the bungalow (as existing or extended), with its front garden and hedgerow would generally screen views of the new houses from outside the property. Similarly, provided that the surrounding hedgerow and tree cover is maintained/enhanced, there would be limited harm on the wider character of the area. As this application is in outline, no details have been provided as to the intended height of the proposed dwellings but would be part of a reserved matters application. Any marginal increase when compared to the existing or approved extension works to Langdale would ultimately be softened by the distance between the properties and the greater sense of space within the site. In light of the comments raised above regarding the heights of the proposed dwellings and how they would sit in the site, it is considered appropriate to impose a levels condition at this outline stage The driveway and rear garden of Langdale would benefit from soft landscaping whilst the amount of hard landscaping has been kept to a minimum. Each dwelling would have a well-defined plot within a soft landscaped setting. The overall footprint of development is comparable to the footprint of the approved property at Beaulieu, and would relate proportionately to their respective plots. It is acknowledged that the sub-division of the plot would result in the loss of a linear rear garden within the area, however, the development would be located within the context of Beaulieu and Appleyard which are themselves set back from Woods Lane, in what was formerly garden land. Overall the proposed sense of spaciousness is considered sufficient to overcome this concern. The design of these proposed dwellings along with scale and landscaping are reserved matters. Specific details of the materials would be secured by pre-commencement conditions, however a landscaping condition would not be necessary because this forms one of the reserved matters. The application site has some remaining trees and vegetation around its southern, eastern and western boundaries which add to the verdancy and rural character of the site and wider area. It remains important that this landscaping is retained, protected and additional landscaping proposed where possible to help the proposed development assimilate in the application site and wider area. The northern boundary consists of a post and wire fencing, with minimal screening. It is considered that the existing boundary treatment could be retained (without pressure to remove them) given the width of the existing and proposed dwellings. Whilst the rear northern boundary can be reinforced to soften views from this direction. To the eastern boundary is a hedgerow formed of mature Hazel coppice stools. This hedgerow of Hazel and other native plants is considered a valuable feature in screening the development from the adjacent Conservation Area. This boundary feature also has a small maturing Yew tree and a small maturing Spruce tree growing adjacent. As this hedge appears to form the shared common boundary with the neighbour and is located predominately within the Conservation Area, it is considered unnecessary to secure it retention via condition.

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As stated above landscaping forms one of the reserved matters. A condition can be imposed to ensure all existing boundary treatment is retained and protected. It is acknowledged that the proposed works would result in the removal and regrading of the embankment access in order to allow improvements onto Woods Lane. The Cliddesden Village Design Statement states that development should 'respect the width and verges of lanes and their wildlife'. Third party representations have expressed the view that the removal of part of the hedging to widen the access and re-grading of the bank along Woods Lane is not sympathetic to the area and conflicts with the Village Design Statement. Concern has also been raised over the narrowness of Woods Lane and safety issues associated with vehicles entering and exiting properties along this stretch because of poor visibility. Therefore, it is necessary for the Council to consider whether the proposed improvements to the access, by increasing visibility and re-grading works, would outweigh the harm caused by the removal of vegetation and soil to the verge of the lane. Whilst the existing access is not located within the Conservation Area, it is fully acknowledged that this part of Woods Lane contributes positively to the inherent character of the village and the adjacent Conservation Area. The removal of such vegetation was inherently considered as part of the full planning application reference 14/000829/FUL, and no specific objections were raised by the Council's Landscape Officer in this regard. The Council's Landscape Officer has considered this revised scheme and continues to raise no objection subject to details of soft landscaping (the reserved matters), including all boundary treatments, hard surfacing and planting proposals - all of which should reflect the local character, being secured at a Reserved Matters stage. There are already various examples of residential accesses off Woods Lane which have been improved through regrading and landscaping. Between visiting the site for 14/00829/FUL in 2014 and 15/00939/HSE in 2015, it is noted the access has not been maintained and has become considerable overgrown. This on-going maintenance is something the Council cannot control and would be the responsibility of the occupants, however it must be acknowledged such works to improve visibility to both those leaving the site and those travelling along the lane would be a positive aspect of this proposed development. Therefore, it is considered that with careful management and landscaping, the loss of character through removal of vegetation is not considered to outweigh the identified benefits of improved visibility and ease of navigation for drivers travelled up and down the lane. Residential amenity Both Langdale and the new dwellings would have a front and rear garden. Appendix 16 of the Design and Sustainability SPD states that as a general rule each dwelling should have a minimum garden depth of 10m and 50-60m² as a minimum size. The existing and proposed dwellings would continue to have rear gardens which exceed these amenity standards. The proposed dwellings would have gardens measuring 10.5m in depth whilst Langdale would retain a garden of 20m in depth.

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The development is considered to be of a sufficient distance away from neighbouring properties to reduce any adverse implications of overshadowing or overbearing impacts. There remains sufficient distance (31m) between the front elevation of the proposed dwelling and the main rear elevation of the existing dwelling of Langdale, and with extensions approved under permission 15/00939/HSE. The location of windows, roof height and internal configuration can all be controlled as part of a future reserved matters application. In terms of possible noise and disturbance, the use of the rear of the plot would result in an increase in the number of vehicles entering and exiting the site. However, this would be limited and ultimately would not be unusual in an area surrounded by residential dwellings. On balance, this proposal is acceptable in this regard. The Council's Environmental Health Officer has no adverse comments to make however has recommended that a noise survey be carried out to establish road traffic noise levels from the M3 affecting the site. Given the site's relationship to existing residential uses, and location within a defined settlement, conditions restricting hours of work and deliveries in association with construction works, are relevant and would be attached. Furthermore, as the proposed use is sensitive to the presence of contamination the Environmental Health Team has also recommended conditions for a contamination land assessment and verification. Highways/Parking The site is situated within a rural area for the purposes of assessing vehicle and cycle parking provision. Whilst the number of bedrooms is not stated, the layout suggests each dwelling would have 4 or more. Each dwelling is provided with a single garage plus three further external parking spaces. Turning is also provided within the curtilage of each house. Woods Lane is an unclassified road and has a single width carriageway (approximately 3.2m) from east to west with an incline rising from the B3046. The incline remains where the site fronts onto Woods Lane and the carriageway has embankments rising approximately 1.6m along either side. Westwards from the site the incline and narrowing remain but the carriageway widens after the neighbouring property Beaulieu to allow two vehicles to pass each other. There is no footway or street lighting along this stretch of the lane. Woods Lane has a 30mph speed limit, although the characteristics of the lane limit traffic speed when approaching from the east, particularly the double bend adjacent to the site. Speeds are limited until drivers reach the site frontage and can see the road straightens and will widen. Vehicle speed tends to increase heading west as a result along the site frontage. When approaching the site travelling from the west, Woods Lane has a gentle curve but a downward gradient. Vehicles travel notably faster on their approach to the site from the west and drivers tend to align themselves for the carriageway narrowing between embankments along the site frontage. The neighbouring site access (Beaulieu) serves as a refuge/passing place for traffic heading east towards the B3046 when they encounter opposing vehicles travelling uphill within the narrow carriageway fronting the site. Therefore, the general characteristics of

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Woods Lane make it highly desirable that all vehicles likely to use the site access, can enter, turn and leave in a forward gear. Information has been provided in the form of a Technical Note within the Design and Access Statement (Appendix A) to show improved visibility splays as proposed under previous withdrawn application 14/000829/FUL. These splays remain capable of being met in accordance with drawing ITB9117-GA-004 Rev A Dated Sep 2013. The Council's Highways Officer has considered these proposals under application 14/000829/FUL and this current submission. No objection has been raised to the improvements subject to necessary planning conditions. Final details of secure cycle parking for each dwelling (existing and proposed) are required. Along with refuse/recycling container storage and collection along with transit routes. The maximum gradient from the carriageway collection vehicle to the collection point must not exceed 1:12 (8%). These matters can be secured by planning conditions. Section 106 Agreement/ Planning Obligations Following the outcome of West Berkshire District Council and Reading Borough Council v Secretary of State for Communities and Local Government [2015], Local Planning Authorities can now resume the collection of tariff based contributions for sites of 10 units or less, subject to the pooling limits set out in Regulation 123 List of the Community Infrastructure Levy 2010 which took effect on 6 April 2015. In this regard, the application has been scoped by the Council and no off-site contributions towards local services and infrastructure have been identified for this application. Other matters The site as a residential garden continues to have no known importance in terms of biodiversity or ecology or statutory status that would otherwise prevent the development of the site or require the applicant to submit an ecological appraisal. Therefore it is considered that the proposed development would continue to accord with Saved Policy E7 of the adopted Local Plan. Conditions 1 The development hereby permitted shall be carried out in accordance with the

following approved plans unless otherwise agreed in writing with the Local Planning Authority:

Site Location Plan 1:1250 received 7 October 2015 Block Plan 1:500 received 7 October 2015 Site Plan 1:200 received 7 October 2015 Site Access Arrangements - Vertical and Horizontal Visibility Splays ITB9117-GA-004 Rev A received on 7 October 2015


2 The development hereby permitted shall be begun either before the expiration of

3 years from the date of this permission, or before the expiration of 2 years from

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the date of approval of the last of the reserved matters to be approved, whichever is later. REASON: To comply with Section 92 of the Town and Country Planning Act 1990 (as amended by Section 51(2) of the Planning and Compulsory Purchase Act 2004) and to prevent an accumulation of unimplemented planning permissions.

3 Approval of the details of the scale, appearance of the proposed buildings and the

landscaping of the site (hereinafter called 'the reserved matters') shall be obtained from the Local Planning Authority in writing before any development is commenced. REASON: In order to secure a satisfactory development and in accordance with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

4 Application for approval of the reserved matters shall be made to the Local

Planning Authority before the expiration of 3 years from the date of this planning permission. REASON: To comply with Section 92 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.

5 No development 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 adjoining buildings are first occupied and thereafter maintained unless otherwise agreed in writing by the Local Planning Authority REASON: These details are required prior to commencement of development because of insufficient information contained within this submission and in the interest of visual amenity and in accordance with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

6 No development shall take place until there has been submitted to and approved

in writing by the Local Planning Authority a plan indicating the positions, design, materials and type of screen walls/fences/hedges to be erected. The approved screen walls/fences shall be erected before the dwelling hereby approved is first occupied and shall subsequently be maintained. 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: These details are required prior to commencement of development because of insufficient information contained within this submission and in the interest of the amenities of the area and in accordance with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011

7 No works pursuant to this permission shall commence until there has been

submitted to and approved in writing by the Local Planning Authority:-

(a) a desk top study carried out by a competent person documenting all the previous and existing land uses of the site and adjacent land in accordance with national guidance as set out in Contaminated Land Research Report Nos. 2 and 3 and BS10175:2001;

and, unless otherwise agreed in writing by the Local Planning Authority,

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(b) a site investigation report documenting the ground conditions of the site and incorporating chemical and gas analysis identified as being appropriate by the desk study in accordance with BS10175:2001- Investigation of Potentially Contaminated Sites - Code of Practice;

and, unless otherwise agreed in writing by the Local Planning Authority,

(c) a detailed scheme for remedial works and measures to be undertaken to avoid risk from contaminants/or gases when the site is developed and proposals for future maintenance and monitoring. Such scheme shall include nomination of a competent person to oversee the implementation of the works.

If during any works contamination is encountered which has not been previously identified then the additional contamination shall be fully assessed and an appropriate remediation scheme, agreed in writing with the Local Planning Authority. REASON: This information is required prior to commencement of development as insufficient details were submitted with the application and in order to ensure any soil, gas or water contamination on the site is remediated to protect the proposed occupants of the application site and/or adjacent land and in accordance with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

8 The development hereby permitted shall not be occupied/brought into use until

there has been submitted to the Local Planning Authority verification by the competent person approved under the provisions of condition 7(c) that any remediation scheme required and approved under the provisions of condition 7(c) 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 under condition 7(c), 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 Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

9 No development shall commence until a noise survey has been carried out to

establish road traffic noise levels from the M3 affecting the site. The survey shall be carried out in accordance with a written protocol, details of which shall be

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submitted to and approved in writing by the Local Planning Authority before the survey is carried out.

A report giving: (a) the results of the survey; (b) the predictions of noise levels; (c) details of the design measures that will be used to mitigate against the road

traffic noise; and (d) details of the building specifications of the dwellings which will be used to

achieve the following noise levels;

With windows open; 35 dB LAeq,16hr in living rooms and dining rooms (0700hrs - 2300hrs) 30 dB LAeq,8hr and not regularly exceed 45 dB LAmax within bedrooms (2300hrs - 0700hrs) 55dB LAeq, 16hr in outdoor amenity space (0700hrs - 2300hrs)

The approved measures shall be implemented in full prior to the first occupation of any of the buildings hereby permitted and shall be thereafter maintained, unless otherwise agreed in writing by the Local Planning Authority. REASON: In the interests of residential amenity and in accordance with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

10 No dwelling shall be occupied until all of the works which form part of the scheme

for protecting the proposed dwellings from road traffic noise have been implemented and acoustic testing carried out by a suitably qualified and competent acoustic consultant to verify that the internal noise levels agreed in condition (9) above have been achieved. The testing shall be carried out in accordance with a written protocol, details of which shall be submitted to and approved in writing by the Local Planning Authority before test is carried out. REASON: To ensure that acceptable noise levels within the dwellings and amenity areas are not exceeded in the interests of residential amenity and in accordance with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

11 No works shall take place on site 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, unless otherwise agreed in writing by the Local Planning Authority. REASON: These details are required prior to commencement of development as insufficient details were submitted with the application and in order to protect the privacy of the occupiers of adjoining properties in accordance Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

12 The approved access geometry and visibility sightline details, as shown on the

approved drawings [Site Plan 1667/41 & Site Access Arrangements - Vertical and Horizontal Visibility Splays ITB9117-GA-004 Rev A], shall be constructed and fully implemented before the commencement of building and other operations on the

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site and shall be thereafter retained and maintained in accordance with the approved details, unless otherwise agreed in writing by the Local Planning Authority. REASON: In the interests of highway safety and in accordance with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011 and National Planning Policy Framework (March 2012).

13 No development shall take place, including any works of demolition, until a

Construction Method Statement that demonstrates safe and coordinated systems of work affecting or likely to affect the public highway and or all motorised and or non-motorised highway users, has been submitted to, and approved in writing by, the Local Planning Authority. The approved Statement shall be adhered to throughout the construction period. The Statement shall include for:

i. compliance with The Construction (Design and Management) Regulations 2015 and in particular Part 3 Regulation 8 General duties, whereby construction must be undertaken 'in a manner that secures the health and safety of any person affected by the project.' ii. means of access (temporary or permanent) to the site from the adjoining maintainable public highway, including the associated traffic management arrangements; iii. the parking and turning of vehicles of site operatives and visitors off carriageway (all to be established within one week of the commencement of development); iv. loading and unloading of plant and materials away from the maintainable public highway; v. storage of plant and materials used in constructing the development away from the maintainable public highway; vi. wheel washing facilities or an explanation why they are not necessary; vii. the erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate; viii. measures to control the emission of dust and dirt during construction; ix. a scheme for recycling and disposing of waste resulting from construction work; and x. the management and coordination of deliveries of plant and materials and the disposing of waste resulting from construction activities so as to avoid undue interference with the operation of the public highway, particularly during the Monday to Friday AM peak (08.00 to 09.00) and PM peak (16.30 to 18.00) periods. xi. the routes to be used by construction traffic to access and egress the site so as to avoid undue interference with the safety and operation of the public highway and adjacent roads, including construction traffic holding areas both on and off the site as necessary. REASON: Required prior to commencement because detail absent from the application and to ensure that the construction process is undertaken in a safe and convenient manner that limits impact on local roads and the amenities of nearby occupiers, the area generally and in the interests of highway safety and in accordance with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011 and National Planning Policy Framework (March 2012).

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14 No work relating to the construction of the development, hereby approved, including works of demolition 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, unless otherwise agreed in writing by the Local Planning Authority. REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

15 No deliveries of construction materials or plant and machinery and no removal of

any spoil from the site shall take place before the hours of 0730 nor after 1800 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays, nor on Sundays or recognised public holidays, unless otherwise agreed in writing by the Local Planning Authority. REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

16 No development shall commence on-site until details of vehicular turning (enter,

turn and leave in a forward gear), manoeuvring, loading and unloading together with vehicular parking commensurate with the Residential Parking Standards July 2008 revised December 2012, within the curtilage of each dwelling (existing and proposed), together with unobstructed pedestrian access (minimum width 0.9m) to the primary entrance of each property, such details to demonstrate by vehicle swept paths the ability of vehicles to turn, manoeuvre and access and egress the vehicle parking spaces, have been submitted to and approved in writing by the Local Planning Authority. The approved motor vehicle turning, manoeuvring, loading and unloading, parking and pedestrian access layout shall be constructed and fully implemented within the curtilage of each dwelling before the proposed dwellings are occupied or the approved use commences, whichever is the sooner, and the areas of land so provided shall be thereafter retained and maintained in accordance with the approved details and shall not be used for any purposes other than the turning, manoeuvring, loading and unloading and parking of vehicles with unobstructed access for pedestrians, unless otherwise agreed in writing by the Local Planning Authority. REASON: Required prior to commencement because detail absent from the application, to ensure that a satisfactory internal vehicular site layout is constructed before the approved buildings are occupied and in accordance with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011 and National Planning Policy Framework (March 2012).

17 No development shall commence on-site until details of the provision for secure

cycle parking facilities for 2 long and 1 short stay places with a transit route for bicycles to and from the public highway, for each dwelling (existing and proposed), such details to show the position, design, materials and finishes thereof. The approved secure cycle storage shall be constructed and fully implemented within the curtilage of each dwelling before the proposed dwellings are occupied or the approved use commences, whichever is the sooner, and the areas of land so provided shall be thereafter retained and maintained in accordance with the approved details and shall not be used for any purposes, unless otherwise agreed in writing by the Local Planning Authority. REASON: Required prior to commencement because detail absent from the application and to improve provision for cyclists and discourage the use of the

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private car wherever possible and in accordance with Saved Policy A2 of the Basingstoke and Deane Borough Local Plan 1996-2011.

18 The development hereby permitted shall not be occupied or the approved use

commence, whichever is the sooner, until details of a scheme for the storage (prior to disposal) of refuse and recycling, and details of the refuse/recycling collection point, provided not more than 15m carrying distance from a highway which is a carriageway, together with details of the transit routes between the storage and collection point, for each dwelling, have been submitted to and approved in writing by the Local Planning Authority. The approved details shall be implemented within the curtilage of each property before the proposed dwellings are occupied or the approved use commences, whichever is the sooner, and the areas of land so provided shall be thereafter retained and maintained in accordance with the approved details, unless otherwise agreed in writing by the Local Planning Authority. REASON: In the interests of general amenity, to ensure convenience of arrangements for refuse and recycling storage and collection and to ensure that no obstruction is caused on the adjoining highway, in the interest of highway safety and in accordance with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

18 The garages so provided shall be constructed with minimum internal dimensions

of 6 metres by 3m, be located in accordance with the approved drawings and shall have a minimum horizontal clear opening between the frames of (each set of) the vehicular doors of 2.3m; there shall be no pedestrian doors opening into the internal space of the garage. The garages so provided shall be retained and used solely for purposes incidental to the enjoyment of the private dwelling house and shall not be used in connection with any trade, business, profession or commercial enterprise. The garages so provided shall not be converted or used for any residential purpose other than as a domestic garage for the parking of vehicles and bicycles. REASON: To ensure adequate on-site parking provision and to discourage parking on the adjoining highway in the interest of local amenity and highway safety and in accordance with Saved Policies E1 and A1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

19 Notwithstanding the provisions of the Town and Country Planning (General

Permitted Development)(England) Order 2015 (or any Order revoking and re-enacting that Order with or without Modification) no vehicular or pedestrian access other than those shown on the approved plans shall be formed to the site. REASON: In the interests of highway safety and in accordance with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

20 All hedgerow and hedgerow tree protection measures shall be carried out in

accordance with Section 5.1 of the Ecological Survey dated August 2013. The development shall be carried out and thereafter maintained in accordance with the details of the approved report, unless otherwise approved in writing by the Local Planning Authority. REASON: These details are required prior to commencement of development because of insufficient information contained within this submission and in order to help protect and enhance the biodiversity of the area in the long-term, in accordance with Policy E7 of the Basingstoke and Deane Borough Local Plan 1996-2011.

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21 No development including site clearance, demolition, ground preparation,

temporary access construction/widening, material storage or construction works shall commence on site until a Tree Protection Scheme, in accordance with BS5837:2012 Trees in relation to design, demolition and construction-Recommendations, has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include the specification and positioning of temporary tree protective fencing and ground protection where required, and these details shall be shown on a suitably scaled site plan. The approved tree protection shall be erected prior to any site activity commencing and maintained until the area is to be landscaped. No development or other operations shall take place other than in complete accordance with the Tree Protection Scheme, unless otherwise agreed in writing by the Local Planning Authority. REASON: These details are required prior to commencement of development because of insufficient information contained within this submission and in order to ensure that reasonable measures are taken to safeguard protected/important landscape trees in the interests of local amenity and the enhancement of the development itself, in accordance with Saved Policies E1(ii) and E6 of the Basingstoke and Deane Borough Local Plan 1996-2011.

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 £97 per request or £28 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 paragraphs 186 and 187 of the National Planning Policy

Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and proactive manner:-

- offering a pre-application advice service

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- considering the imposition of conditions and or the completion of a s.106 legal agreement.

In this instance:

- was provided with pre-application advice, - the application was acceptable as submitted and no further assistance was

required.

In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.

3. With respect to the Access and Visibility Sightline Conditions consent under the

Town and Country Planning Acts must not be taken as approval for any works carried out within or project under or project over any footway, including a Public Right of Way, carriageway, verge or other land forming part of the publically maintained highway. The development will involve works within the public highway. It is an offence to commence those works without the permission of the Local Highway Authority, Hampshire County Council. In the interests of highway safety the development must not commence on-site until permission has been obtained from the Local Highway Authority authorising any necessary works, including street furniture and surface water drainage, within the publically maintained highway. Public Utility apparatus may also be affected by the development. Contact the appropriate public utility service to ensure agreement on any necessary alterations.

The construction of the access geometry and visibility sightlines will require the prior approval and licensing by the Local Highway Authority, further advice about works within the public highway can be obtained from Hampshire County Council's Area Office, telephone 0300 555 1388.

4. The removal of any ornamental trees, fruit trees, and scrub, should be effected

between September and February to avoid disturbance of nesting birds.

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15/03545/OUT

Location Plan

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15/03545/OUT

Proposed site layout

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Item No. 3

Application no: 15/03617/FUL


Site Address Land At Hollington Lane Woolton Hill Newbury Hampshire

Proposal Erection of 4 no. dwellings; with associated parking, turning, landscaping, private amenity space, and alterations to existing access

Registered: 14 October 2015 Expiry Date: 24 November 2015


Full Planning Application


Applicant: Brigadier W.G.R Turner's Will Trust

Agent: Mr Mark Pettitt

Ward: East Woodhay Ward Member(s): Cllr Clive Sanders

Parish: EAST WOODHAY CP

OS Grid Reference: 442362 161174

Recommendation: The applicant be invited to enter into a legal agreement (in accordance with the Community Infrastructure Levy Regulations 2010 and Saved Policies C1 and C2 of the Basingstoke and Deane Borough Local Plan (1996-2011) between the applicant and the Borough Council to secure: Offsite affordable housing provision 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 listed at the end of this report.

Reasons for Approval 1. The proposal would represent a sustainable form of development which would

respect the character of its surroundings in terms of layout, scale and visual impact upon the North Wessex Downs Area of Outstanding Natural Beauty (AONB), and as such complies with Paragraph 55 of the National Planning Policy Framework (March 2012) and Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

2. The proposed development would provide safe access and adequate parking

provision in accordance with highway requirements, and as such would accord with the National Planning Policy Framework (March 2012), Saved Policies E1 and A2 of the Basingstoke and Deane Borough Local Plan 1996-2011 and the Residential Parking Standards Supplementary Planning Document.


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3. The proposal would not result in any significant harm to the amenities of residents in the vicinity of the site. Therefore proposal accords with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

4. The proposal would not result in any unacceptable harm to existing or protected

trees and would lead to a net-gain in biodiversity in the vicinity of the site. In this respect, the proposal would accord with Saved Policies E1,E6 and E7 of the Basingstoke and Deane Borough Local Plan 1996-2011 and Paragraph 109 of the National Planning Policy Framework (March 2012).

General Comments The application is brought to the Development Control Committee in accordance with the scheme of delegation, given Officer's recommendation for approval and the number of objections that have been received to the application. Councillor Sanders has also requested the item be determined by the Development Control Committee for the following reason: “The arguments are finely balanced and somewhat subjective. This therefore needs to be referred for a decision to be made.” Planning Policy The application site is located outside any defined Settlement Policy Boundary and therefore within a countryside location. The site is also located within the North Wessex Downs Area of Outstanding Natural Beauty (AONB). National Planning Policy Framework (NPPF) (March 2012) Section 4 (Promoting Sustainable Transport) Section 6 (Delivering a wide choice of high quality homes) Section 7 (Requiring Good Design) Section 8 (Promoting Healthy Communities) Section 11 (Conserving and Enhancing the Natural Environment) Adopted Local Plan 1996 - 2011 (Saved Policies) Policy E1 (Development Control) Policy E2 (Buildings of Archaeological/Historical Interest) Policy E6 (Landscape Character) Policy E7 (Nature/Biodiversity Conservation) Policy A1 (Car Parking) Policy A2 (Encouraging Walking, Cycling and the Use of Public Transport). Policy C1 (Section 106 Contributions) Policy C2 (Affordable Housing) Policy C3 (Housing Mix) Policy D5 (Residential and Other Development within Settlements) Policy D6 (New Residential Accommodation in the Countryside) Emerging Local Plan The Council submitted the emerging Local Plan (ELP) to the Planning Inspectorate (PIN's) for examination on 9 October 2014. Following an Exploratory Meeting which was

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held in December 2014 to discuss the Inspector's initial concerns relating to the Plan and potential ways forward, a number of revisions are currently being considered, particularly relating to housing strategy issues. On 27 March 2015, Full Council agreed that 850dpa should be used as the annual housing requirement for the ELP and for use in determining the Borough's 5 year land supply position. Consultation on these proposed main modifications to the ELP took place in May/June 2015. The Examination hearings have taken place in October and November (finishing on 11 November 2015) and response from the Planning Inspector is awaited. Paragraph 216 of the NPPF provides guidance on the weight that can be given to relevant policies in emerging plans. This states that:- 'From the day of publication, decision-takers may also give weight to relevant policies in emerging plans according to: - the stage of preparation of the emerging plan (the more advanced the preparation, the greater the weight that may be given); - the extent to which there are unresolved objections to relevant policies (the less significant the unresolved objections, the greater the weight that may be given); and the degree of consistency of the relevant policies in the emerging plan to the policies in this Framework (the closer the policies in the emerging plan to the policies in the Framework, the greater the weight that may be given).' The ELP cannot be given significant weight until a response is received from the Planning Inspector. Supplementary Planning Documents and Guidance (SPD's and SPG's) and interim planning guidance Appendix 6 Design and Sustainability SPD 'Storage and Collection of Waste and Recycling' Appendix 7 Design and Sustainability SPD 'Places to Live' Appendix 16 Design and Sustainability SPD 'Residential Amenity Design Guidance' Residential Parking Standards SPD Housing Mix and Lifetime Mobility Standards SPD Landscape and Biodiversity SPD Affordable Housing SPD (2015) Other Material Documents Adopted Interim Green Space Standards (July 2013). Department for Transport Manual for Streets National Planning Policy Guidance (2015) S106 Planning Obligations and Community Infrastructure Interim Planning Guidance Note (July 2005, updated April 2015) The Community Infrastructure Levy (CIL) Regulations 2010 East Woodhay Village Design Statement Section 66 of the Planning (Listed Buildings and Conservation Areas) Act 1990 Neighbourhood Plan It should be noted that East Woodhay Parish Council is in the process of preparing a Neighbourhood Plan (NP) for the communities of Woolton Hill and Broad Layings, Ball

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Hill, East End, East Woodhay, Gore End, Heath End and Hollington. However, at the time of writing this plan had not been submitted to the Local Planning Authority and there is no evidence to support that the basic conditions of the legislation have been met. Therefore having regard to the NPPF, very limited weight can be given to this plan. Description of Site The application site is situated at the south western end of Woolton Hill. The site is a broadly rectangular shaped plot of paddock land extending to approximately 0.45ha in size. The site itself is used in association with The Holt, a large detached dwelling that stands within its own curtilage some 100m to the west. A parcel of rough grassland stands between the two, whilst immediately to the south there is arable farmland. Abutting the site to the north east, are the residential curtilages of Scribblers and Hollington Corner. On the opposite side of Hollington Lane to the southeast are the extensive residential grounds to both Hollington House and the Garden House - the former being Grade II listed. The site benefits from a gated field access in its north eastern corner, providing direct access out onto Hollington lane. A small red brick outbuilding ('bothy) exists to the western corner of the site. The site is well contained by mature trees and hedgerow belts to the site's perimeter. The site is also not known to be covered by a Tree Preservation Order, and does not fall within any area of medium or high flood risk (Flood Zone 2 or 3) as defined by the Environment Agency. Proposal The proposed development seeks the erection of 4no dwellings laid out in an informal courtyard arrangement. The dwellings will vary in terms of their size and form, adding to the range of different properties seen in this part of the village. Each of the units will benefit from an appropriate level of car parking, turning and private amenity space, and be served off the existing vehicular access positioned in the north eastern corner of the site. Additional landscaping is proposed in and around the site, and existing trees will be retained where possible. The small red brick bothy will be retained within the garden of Plot 2, whilst a bin collection area and cycle storage point is proposed to the front of the site. Consultations Ward Councillor Sanders: No comments received in addition to the committee call-in (see General Comments section above). East Woodhay Parish Council: Objection for the reasons summarised as follows: 1. The proposed development site is outside the settlement policy boundary and

within the North Wessex Downs Area of Outstanding Natural Beauty. As such the proposal is contrary to AONB policies.

2. Contrary to paragraph 55 there is no presumption in favour of development in an

area designated as an AONB.

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3. The proposal does not accord with any relevant policy in the Basingstoke and

Deane Borough Council's emerging Local Plan. 4. The site is in an unsustainable location - contrary to NPPF and Saved Policy D6. 5. The proposal represents unacceptable infilling, and is detrimental to the landscape

and character of the area, set within an AONB, contrary to NPPF and Saved Policies E1 and E6 and East Woodhay Village Design Statement.

6. The proposal fails to meet the requirements of CIL regulations, saved policies C1

and C9 and Basingstoke & Deane Interim Planning Guidance. 7. The North Wessex Downs AONB's most recent management Plan 2014 - 2018

states "great weight" should be given to conserving the landscape and scenic beauty; and that should have the highest status of protection in relation to landscape and scenic beauty.

8. In relation to major development, the NPPF (paragraph 116) states that planning

permission should be refused in AONBs, except in exceptional circumstances and where it can be demonstrated they are in the public interest.

9. Particular attention is drawn to paragraph 14 footnote (9) of the NPPF that restricts

the "presumption in favour of sustainable development" in AONBs. 10. New housing should be supported only where necessary to meet qualified local

needs. This should be within existing settlement policy boundaries, sustainable and preferably on suitable, previously developed sites.

Biodiversity Officer: No objections subject to conditions. North Wessex Downs AONB: No comments received. Tree Officer: Object - subject to the submission of an Arboricultural Impact Assessment. Arboricultural Impact Assessment submitted. Highway Officer: No objections subject to conditions. Landscape Officer: Landscape observations made and a request for a Landscape Visual Impact Assessment. Landscape Visual Impact Assessment submitted. Joint Waste Services: No objections. Environmental Health Officer: No objections subject to conditions. Housing Officer: Affordable housing required. Public Observations: 22 independent letters of objection have been received and are summarised as follows:

Detrimental to the rural character of the area.

Development would set a negative precedent for future applications.

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Site lies within the North Wessex Downs Area of Outstanding Natural Beauty.

Will damage the surrounding 'dramatic' scarps.

Development conflicts with Saved Policy D6 of the Local Plan.

Development is not sustainable, cars are obligatory for all journeys in the area.

Developers cleared the land before applying for planning permission.

Clearance of trees will increase run-off from the site and increase flooding in the area.

The site is susceptible to surface water flooding.

Development would result in changing the nature of the village.

NPPF does not displace the presumption in favour of the development plan.

'Great weight' should be given to protecting the AONB in line with the NPPF.

Development would result in loss of greenfield land and encroachment into the Countryside.

The land parcel is highly valued by all those who know the area.

The road is dangerous and carries considerable number of vehicles.

No need for additional houses within the village.

Limited access to local services and facilities.

Site not within the built up 'envelope' of the village.

The lane is unable to accommodate two lane traffic; there are many horses, pedestrians and bike riders who traverse the lane.

Development would take away from the village feel of Hollington Lane.

Loss of biodiversity and habitat by removal of the trees on site.

Development would lead to an increased volume of traffic.

Loss of privacy for the Garden House and other properties. Relevant Planning History No relevant planning history A formal pre-application enquiry was submitted in May 2015, which was also based on a scheme for 4 dwellings arranged in a courtyard layout. Officer advice was that subject to certain criteria development may be considered acceptable in this location based on the current status of the local plan. Assessment Principle of development The NPPF sets out a presumption in favour of sustainable development which should be seen as a golden thread running through both plan-making and decision-taking. Paragraph 14 of the Framework indicates that, for decision taking, this means, where the development plan is silent, or relevant policies are out of date, granting permission unless any adverse impacts of doing so would significantly and demonstrably outweigh the benefits; or, where specific policies in the framework indicate development should be restricted. Paragraph 49 continues to state that housing applications in particular should be considered in the context of the presumption in favour of sustainable development. The three dimensions to achieving sustainable development are defined in the NPPF as: economic, social and environmental.

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The NPPF states that relevant policies for the supply of housing should not be considered up-to-date if the Local Planning Authority (LPA) cannot demonstrate a five-year supply of deliverable housing sites. In this context, the Borough cannot demonstrate a sufficient supply of housing to meet the housing requirements for the next 5 years, thereby amounting to a shortfall in housing supply. Saved Policies D5 and D6 of the BDBLP restrict the areas where new housing can be built to those within defined Settlement Policy Boundaries. However, on the basis of Paragraph 49 of the NPPF, the LPA is unable to afford these policies full weight when balanced against the aims of the NPPF and any wider perceived benefits derived from the scheme. The proposal would result in the erection of four new dwellings. However, taking a proportionate approach, four dwellings would not make a substantial contribution to the Council's housing land supply position, but nevertheless is afforded weight in the overall planning balance. To begin with, the NPPF does not preclude new housing in rural areas, however does provide specific guidance on where housing should be located in rural areas. Guidance is provided by paragraph 55 which advises that: "To promote sustainable development in rural areas, housing should be located where it will enhance or maintain the vitality of rural communities. For example, where there are groups of smaller settlements, development in one village may support services in a village nearby." Paragraph 55 goes on to say that Local Planning Authorities should avoid new isolated homes in the countryside unless there are special circumstances to justify otherwise. It is therefore necessary to establish whether this proposal would result in isolated dwellings in the countryside before establishing whether special circumstances are relevant. The term 'isolated' is formed of two distinct dimensions, firstly whether the site is 'physically remote'; and secondly whether it has 'easy access' to services and facilities by means other than private car. In terms of whether the site is 'physically remote', the site is part of a defined ribbon of residential development extending from the large nucleated village of Woolton Hill along Church Road/Trade Street to the smaller hamlet of Broad Layings. The adjoining residential curtilages of Scribblers and Hollington Corner lie immediately to the northeast, whilst The Holt lies to the west. On the opposite site of Hollington Lane to the southeast lie the extensive residential grounds of Hollington House and Garden House. The application site is well related to the built-up area of the village, and the surrounding character is typically residential on the edge of the village. Residential development on this site would follow the prevailing pattern of development and integrate with the existing cluster of houses on the junction with Church Street, The Holt and Hollington Lane. The site is therefore not considered physically remote. Whilst the application site lies outside a defined Settlement Policy Boundary, it is approximately 45m from the edge of the Settlement Policy Boundary of Woolton Hill, and separated only by the curtilage of Hollington Corner. The village contains a pub, post office, nursery, infant and junior school, doctor surgery, village hall and church. There are two bus stops 100m along Church Road served by the Number 7 and 7A, with

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further bus stops at the centre of the village. The bus runs 10 times a day to either Newbury (25mins) or Andover (43mins). In terms of whether it has easy access to services and facilities, St Thomas Infant School, St Thomas Church and the Church Community hall are under a 7min walk (1min cycle) from the site, whilst the nearest Newbury/Andover bus stop is under a 2min walk along Church Road. The village post office and pub is a 22min walk or a more realistic 5min cycle. Therefore, it is difficult to argue that residents would not benefit from easy access to local amenities by means other than the private car. However, it is fully acknowledged that in many cases, people will nonetheless decide in favour of travel by private vehicle, despite the site's close proximity to such facilities. Personal choice cannot be controlled by the planning system. Therefore, in light of the above, it would be difficult to demonstrate that the application site is isolated, either in a physical sense or in terms of inherent accessibility to services and facilities from the village of Woolton Hill. In returning to paragraph 55 of the NPPF and the overarching priorities of the Framework, residential development on this site could also be reasonably considered to assist in enhancing and maintaining the vitality of the existing rural community of Woolton Hill, as specifically it forms a group of smaller settlements that includes Highclere, Penwood and Ball Hill. Clearly, in such relationships, development in one village has the ability support existing services or makes new facilities viable in the others. In returning to the broader aims of the NPPF's definition of sustainable development, the economic role of the NPPF requires proposals to contribute to building a strong, responsive and competitive economy. The social role requires planning to support strong, vibrant and healthy communities and states that it should create a high quality built environment. The environmental role states that the natural built and historic environment should be protected and enhanced and should mitigate and adapt to climate change. The proposed development would encourage development and associated economic growth through the actual physical building works. The future occupants would also undoubtedly contribute to the local economy and ensure the continued viability of local services like the pub and post office, and contribute to those in adjoining villages. At a time when such establishments are increasingly facing closure, this positive economic role of the development is recognised to comply with the economic role of the NPPF and is afforded weight. In terms of the social role, the proposal would provide an additional four dwellings at a time when the Council is unable to demonstrate a 5 year housing supply position. Whilst four additional dwellings themselves would not make a considerable contribution to the Council's housing supply position as described above, the development would provide an appropriate level of onsite affordable housing or equivalent offsite financial contribution to meet an identified need and this is considered to represent considerable social benefit to the local community as required by the NPPF. With regard to the environmental role of this development, whilst it is acknowledged that there would be the loss of an undeveloped paddock, any development can reasonably be expected to demonstrate a degree of inherent sustainability through compliance with Council supported energy efficiency and Building Regulations standards. The

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development would also respond to climate change through its integration with the existing settlement and the opportunity it allows for occupants to utilise community facilities by means other than private car. An assessment of harm on the wider character of the area and surrounding AONB will be undertaken later in this report, however the development is considered to support the overarching sustainability aims of the NPPF. Therefore, in affording weight to the unique economic, social and environmental considerations of this particular scheme, it can be concluded that whilst the development is technically outside a defined Settlement Policy Boundary, it would bring about economic, social and environmental benefits for the existing village and community, whilst providing a contribution to the Borough’s housing shortfall. The matters are considered to outweigh the prescriptive conflict with outdated local saved policy. In summary, based upon the specific policy circumstances and status of the adopted housing policies, the LPA accepts the principle of residential development in this particular location subject to a detailed character and amenity assessment as determined by all other relevant Saved Policies of the Adopted Local Plan.

Housing Mix Saved Policy C3 of the BDBLP seeks to achieve between 30-50% of that development as small dwellings of 1 or 2 bedrooms. Paragraph 7.3 of the Housing Mix SPD recognises that "there may be exceptions where a higher or lower proportion would be appropriate as a result of detailed design considerations, the physical characteristics of the site, the character of the area or local housing need and existing provision." Whilst the percentage threshold for smaller market dwellings is influenced in part by the specific location of the site, the starting point is to ensure that there is always a range of units within a development. The Council's starting point is that 30% of market dwellings "should be small units, i.e. units with two bedrooms or less". The SPD also sets a floor space requirement, and states that 80% of small units should have a gross internal floor area not exceeding 70sqm. Paragraph 8.1 states that the aim of the policy is to ensure that, once constructed, the small unit remains small. The SPD also sets out a requirement for 15% of all new homes to be built to Lifetime Mobility Standards. In addition, although Policy CN3 of the Emerging Local Plan has very limited weight and the Saved Local Plan Policy C3 remains the current policy position, a more flexible approach is proposed under Policy CN3 in line with the wording of the NPPF, which seeks to ensure that a proposed housing mix addresses specific housing needs/shortfalls as opposed to meeting specific Borough wide standard housing mix thresholds for development. The Council’s Strategic Market Assessment (March 2014) evidence base for the Emerging Local Plan states that it is important to provide a range of dwelling sizes to meet housing needs and infers that although there remains a need for small dwellings there are housing market needs across the board and that in planning for future housing the LPA should not necessarily be prescriptive in terms of the mix, size and type of dwellings. Of the four dwellings proposed, a single unit would be a small two-bedroom dwelling. This equates to 25% of the development being small dwellings. In this context given the

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modest size of the development and the relatively small scale of under-delivery of small units, it is considered that the proposed housing mix would be acceptable and would provide a suitable mix in the context of this site. Impact on character of the area

North Wessex Downs Area of Outstanding Natural Beauty Paragraph 17 of the NPPF identifies that decision makers should always seek to secure high quality design and a good standard of amenity for all existing and future occupants of land and buildings. Saved Policy E1 of the Local Plan states that development should respond to the local context of buildings in terms of design, siting, density and spacing and reinforce attractive qualities of local distinctiveness. Paragraph 4.3.1 of Appendix 7 of the Council's Design and Sustainability SPD, states that "a site must have consideration towards the character of the local area. The built context should be reflected in some way within a new development. Ensuring that these local built contextual characteristics are reconsidered in new development improves orientation between places, and helps foster a sense of local identity". The primary consideration of this particular development is that the development lies beyond the Settlement Policy Boundary of the village at present, in the North Wessex Downs Area of Outstanding Natural Beauty (AONB). Paragraph 115 of Framework advises that "great weight" should be given to conserving the landscape and scenic beauty of the AONB. The AONB is a diverse historic landscape containing one of the most continuous tracts of rolling chalk down land in England. However, it must be acknowledged that the landscape in the vicinity of the application site is strongly influenced by woodlands, hedgerows and trees, and is not devoid of built development. Indeed, there are existing dwellings directly to the northeast, west and southeast, and a defined ribbon of houses along Church Street to the northeast. Therefore, the site cannot be considered to be in an isolated location, nor within rolling down land. Those dwellings surrounding the site vary in design and scale, but a predominant feature is they are generally set back from the road and with the surrounding woodland, obscure views to field systems beyond. The application site itself is essentially a well enclosed paddock at the end of residential development along Church Road. The road is characterised by woodland to the south and housing to the north. The proposed development would be clearly visible from the adjacent public highway of Hollington Lane and not least from the adjoining gardens of those properties to the northeast and that of the substantial country house of The Holt to the west. The loss of a part of the existing rural fringe to the village is acknowledged to cause a degree of harm to the natural beauty of the countryside and local character. However, the surrounding residential development already informs the character of this part of the AONB, and furthermore the site’s existing value in informing the wider character of the AONB is visually limited given its sense of natural enclosure. Therefore, four new dwellings in a sympathetic courtyard arrangement, even with any associated domestic paraphernalia, is unlikely to be significantly more prominent, urbanising or visually intrusive in the wider views across the AONB than those houses which surround the site.

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Additionally, the layout, scale and mass of the dwellings, which themselves would be set towards the centre of the site, are considered to retain an appropriate degree of intervisibility to what limited views exists beyond the site. The development would ultimately reflect its rural, edge of village location and therefore maintain the existing character, appearance and setting of the adjoining village. Although the proposed development would be seen as a new element of built development in this landscape from certain views, the development is not considered to appear wholly incongruous or incompatible with existing organic ribbon development along Church Road. Furthermore, whilst the scheme would represent a small expansion of the adjoining village, Woolton Hill already exists within the landscape of the AONB in this vicinity, and therefore the proposed scheme is not considered to represent a significant or major change in the established relationship between the village itself and the countryside hereabouts.

Visual Amenity There are a number of Public Rights of Way (PRoW) within the local area linking the single track country roads and settlements. The Wayfarers Walk is a long distance footpath running along the crest of the chalk escarpment at around 2.2km south-west of the application area. Due to intervening woodlands and other vegetation there is limited intervisibility with the more distant PRoW and the application site. Within close proximity to the site, a PRoW runs diagonally across the field immediately south of the application area. A further PRoW runs along the access to Hollington House at approximately 50m north-east of the application area. The key views from a number of publicly accessible viewpoints have been assessed to inform a comprehensive Landscape and Visual Impact Assessment (LVIA) submitted with the application. Illustrative viewpoints have also been selected to be included within the LVIA to represent the landscape character of the area and the level of screening from key areas. Internal site views have also been provided to illustrate the character of the site and views outwards, particularly to nearby properties. When approaching the site along Church Lane to the north east, the site is entirely screened by mature evergreen trees and the dwellings of Scribblers and Hollington Corner themselves. When viewed from Hollington Lane to the southeast, the existing beech hedge and trees retained to the south eastern boundary of the site, provide an effective degree of screening. The opportunity for more substantial planting within the site and the proposed set back of built form from the road (13.5m), also limit visual harm to those users leaving the residences of Hollington House and The Garden House. An existing beech tree hedge demarcates the boundary between the site and Scribblers and Hollington Corner to the northeast. There would be views of the development from these properties however the development would be set back approximately 32m from the rear elevation of these houses. Furthermore, there is the opportunity for additional planting and strategically located trees to supplement the existing hedge and screen low level views. The overall eaves height of 2.5m and ridge height of 5.3m of plot 3 would also substantially reduce any visual impact on these occupiers. To the northwest, the curtilage of the Holt is also screened by an existing mature hazel hedgerow which contains mature trees. This exiting boundary treatment effectively contains the development and allows the opportunity for further supplementary planting.

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Beyond the adjoining paddock to the northwest, a tennis court serving The Holt is almost entirely screened behind a row of substantial evergreen tree belt, obscuring the main dwelling beyond. There would be almost no visual impact on the occupiers from this direction. To the southwest, when viewed from the nearest PRoW, a retained boundary hedge and mature trees would maintain the current level of screening and landscape structure. This boundary can be supplemented and strengthened if necessary through standard landscaping and boundary treatment conditions. The harm upon the PRoW would be limited given the existing residential backdrop of Scribblers and Hollington Corner when views are available in winter months. In conclusion it is not considered that the development would give rise to any significant or adverse impact on visual amenity to either users of the nearest PRoWs, the adjoining public highway or the curtilages of nearby residential properties.

Layout, scale and appearance The proposal would be laid out in an informal courtyard arrangement, designed to replicate a farmyard housing typology that you may expect to see at such an edge of settlement location. Whilst there is no strong pattern of development in this part of the village, the layout is considered appropriate to the rural backdrop to the site and landscape setting of the area. The dwellings have sufficient separation distances between surrounding properties, whilst a strong belt of soft landscaping continues to define the boundaries of the site. In terms of the scale and massing of each of the dwellings, it is considered that the development would sit comfortably within the site, without appearing overbearing or over dominant in this landscape setting. This scheme is considered to represent a high quality design, which will provide an attractive and unique form of development. A range of dwelling types are proposed which draw on the inspiration of buildings usually found within a traditional farmstead e.g. barns and cottages etc. Such barn-like structures are considered to sit comfortably in this landscape setting, appearing as the type of traditional buildings you would expect to see on the edge of the open countryside, and drawing on the appearance of other barns in the local area and the wider rural area. The varying roof heights of the proposal would add interest and are reflective of the lack of uniformity you would expect on a farmyard development of this nature. This also assists in breaking up the mass of the buildings, and allowing views through the site to the rural backdrop beyond. The development would incorporate a palette of materials that would be sympathetic to other properties in this part of Woolton Hill and appropriate to its edge of countryside context. This can be secured via condition. In summary, the scheme is considered to result in a form of development which could reasonably be considered to raise design standards locally, and therefore the layout, scale and appearance of the development is considered to adhere to the aims of Saved Policy E1 and guidance set out in Section 7 of the NPPF.

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Impact on Heritage Assets Hollington House and Falconswood are recognised as being designated heritage assets. As such the proposed development must ensure that the historic setting for which these buildings exist and the site sits, will be conserved in accordance with national and local policy. The dwellings will be laid out in an informal courtyard arrangement, designed to suit the farmyard housing typology that you may expect to see at an edge of settlement location. The built form of the scheme will also be set back from the site boundaries and benefit from existing natural screening and the ability for supplemental landscaping through conditions. The individual design of the houses and limited intervisibility is considered to ensure that the character of the area is respected and those designated heritage assets which are in close proximity to the site would not be harmed in any substantial or demonstrable way. Whilst the immediate appearance of the site will undoubtedly change, the development is considered to result in less than substantial harm to, or loss of, the significance of these heritage assets when balanced against the public interest of the proposed new development. The proposal is therefore considered to accord with Saved Policies E2 and E3 of the Local Plan and Section 66 of the Planning (Listed Buildings and Conservation Areas) Act 1990 – which requires special regard to be had to preserving the setting of Listed Buildings. Impact on neighbouring amenities Given the spaciousness of each proposed plot, garden depths and the existing stricture of hedgerows and trees which enclose the site, the addition of residential development is not considered to result in any demonstrable harm to the amenities of surrounding occupiers subject to an appropriate design. The back to back distances between Scribblers and Hollington Corner with plot 3 and 4 (32m) are sufficient to alleviate any harmful loss of privacy or result in an unconventional residential relationship. First floor windows have been carefully considered to ensure that there is no direct overlooking into Scribblers and Hollington Corner. Any disturbance from the physical construction of the houses can be controlled by planning conditions. As such, this application is not considered to conflict with the Saved Policy E1 of the BDBLP. Highways and Access Impacts The site benefits from an existing field gate onto Hollington Lane which is an unclassified public road. Currently there is no metalled crossover. The entire verge in front of the access is laid to grass. A boundary hedge is set behind the grass verge, offering visibility of Hollington Lane in both directions from the access. National Speed Limits apply on the road adjacent to the site and the carriageway is 4.1m wide. A traffic speed survey was undertaken from 22nd September to 1st October 2015. The average speed values are 26.8mph for the east bound direction and 27.1mph for the west bound direction. Visibility splays to the required distances are achievable from the existing access.

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A new crossover will be formed at the location of the existing field access, for which details will be required via condition. The proposed access narrows from the road before sharply curving into the site. It is recommended that the geometry could be revised to provide a wider drive through the curve to assist access and movement of vehicles, including delivery vehicles. The proposed bin store is currently too distant from the road for direct collection. A collection point near the site entrance will be required. These details can also be reasonably secured via condition. All plots have sheds of suitable size to provide adequate long-stay storage for cycles. The indicated stands adjacent to the access drive would provide short-stay storage. A number of minor alterations have been suggested by the Highway Officer to improve parking, turning etc. which can be addressed via standard planning conditions. Therefore, no objections are raised by the Highway Officer subject to relevant conditions. Biodiversity An Extended Phase 1 Ecological Survey by Stark Ecology, received 23/10/2015 was submitted with this application. A small bothy and two mature trees at the south and west of the site have the potential to support roosting bats but as they will not be affected by the development proposals, no further survey work is recommended in this regard. The Extended Phase 1 Ecological Survey indicates that external lighting to the new properties at the site will be kept to a minimum, and that which is required for security will be hooded and directional to prevent light spill on to hedgerows and trees. The hedgerows and trees at the site boundaries will be retained so will continue to be available to bats for commuting and foraging. The inclusion of native species in new hedgerow planting will provide enhanced feeding opportunities for nesting birds. Whilst the site has limited suitability to support common reptiles as it is over-shaded by mature trees, the grass on site will be kept mown until works commence to discourage reptiles from moving in to the working area. Any tree removal will avoid the bird nesting season which is between March and August (inclusive). The Biodiversity Officer raises no objections subject to a series of conditions being attached to any eventual permission. Trees Most of the trees internal to the site and around the entrance have been felled since September 2015. Notwithstanding the previous tree removals, to demonstrate the impact of the development, the applicant was requested to submit a tree survey and impact assessment. Upon receipt of such assessment, this now informs whether the remaining trees can be successfully retained. Except two trees to the northern boundary, all trees can be protected during construction. A standard tree protection condition can be attached to ensure this is secured. Flood Risk

Fluvial flooding from rivers The proposed development is located in Flood Zone 1 (Low Probability). Paragraph 103

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(footnote 20) of the NPPF sets out that a Flood Risk Assessment (FRA) should be submitted for all developments over one hectare in size. This development falls beneath this threshold and therefore no FRA is required.

Surface water Following concern expressed by third parties to surface water flooding, it is considered necessary and reasonable to attach a restrictive condition to prevent any development from occurring on site until a final surface water drainage scheme has been submitted to and approved in writing by the Local Planning Authority (which shall include details of management and maintenance). It is normal to impose such conditions on development schemes where surface water concerns exist in order to ensure that an adequate drainage system can be designed so as to ensure that surface water runoff is managed.

Foul water All water utility companies have a legal obligation under Section 94 of the Water Industries Act 1991 (WIA 1991) to provide developers with the right to connect to a public sewer regardless of capacity issues. This, when read in conjunction with Section 91(1) of the Act in effect makes it impossible for Thames Water to object, or for the Council to refuse to grant planning permission for development on the grounds that no improvement works are planned for a particular area. The Act specifically requires the utility company to accommodate the development whatever the circumstances. Community Infrastructure Requirements Following the outcome of West Berkshire District Council and Reading Borough Council v Secretary of State for Communities and Local Government [2015], Local Planning Authorities can now resume the collection of tariff based contributions for sites of 10 units or less, subject to the pooling limits set out in Regulation 123 List of the Community Infrastructure Levy 2010 which took effect on 6 April 2015. In this regard, the application has been scoped for the collection of tariff based contributions. No off-site contributions towards local services and infrastructure have been identified for this application.

Affordable Housing In settlements with a population of fewer than 3,000 people, Saved Policy C2 requires 40% affordable housing to be included on all schemes of 7 or more dwellings, or on sites that exceed 0.2 hectares in size. As the site area for this proposal is 0.45 hectares, the scheme will be subject to the requirements of Saved Policy C2 of the BDBLP. Where a contribution towards affordable housing is viable, priority is always given to securing onsite provision. However, scope exists within adopted policy to accept a financial contribution under exceptional circumstances. Given the modest scale, nature and the location of the proposal in question, it is accepted that an offsite financial contribution in-lieu of onsite affordable housing provision would be appropriate. The sum itself should be calculated on the basis of "equivalence" as advised by Paragraph 50 of the NPPF. This approach will ensure that the offsite financial contribution equates to the same value of private subsidy that would have been derived, had a policy compliant level of affordable housing been provided on the site.

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Given the scale of development, the Council's Housing Officer would expect the offsite financial contribution to be based upon the level of private developer subsidy associated with 1.6 affordable homes of 76m². This approach has been agreed with the developer, subject to arriving at the final financial contribution through the preparation of a Section 106 Agreement, for which any recommendation will be subject to the completion of. Other Matters

Non-Material Third Party Objections The concerns of local objectors to this application are noted, and have been taken into account in determining this application.

Permitted Development Rights In light of the rural location and potential for overdevelopment of garden space, it is considered reasonable and necessary to remove Permitted Development Rights through a condition. Conditions 1 The development hereby permitted shall be carried out in accordance with the


150403-01 received 14 October 2015 150403-10 received 14 October 2015 150403-14 received 14 October 2015 150403-13 received 14 October 2015 150403-11 received 14 October 2015 150403-12 received 14 October 2015


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 and hard and paved surfacing 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 unless otherwise agreed in writing by the Local Planning Authority. REASON: Details are required prior to commencement because of insufficient information contained within this submission and in the interests of the visual amenities of the area and in accordance with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

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in writing by the Local Planning Authority a plan indicating the positions, design, materials and type of screen walls/fences/hedges to be erected. The approved screen walls/fences shall be erected before the dwelling hereby approved is first occupied and shall subsequently be maintained. Any trees or plants which, within a period of 5 years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, details of which shall be agreed in writing by the Local Planning Authority before replacement occurs REASON: Details are required prior to commencement of development because of insufficient information contained within this submission and in the interest of the amenities of the area and in accordance with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011


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 of development because of insufficient information contained within this submission and in order to improve the appearance of the site in the interests of visual amenity in accordance with Saved Policies E1 (ii) and E6 of the Basingstoke and Deane Borough Local Plan 1996-2011 and NPPF 2012.

6 No work relating to the construction of the development hereby approved,

including works of demolition or preparation prior to operations, or internal painting or fitting out, shall take place before the hours of 0730 nor after 1800 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays nor on Sundays or recognised public holidays, unless otherwise agreed in writing by the Local Planning Authority. REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

7 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, unless otherwise agreed in writing by the Local Planning Authority. REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

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8 No development shall take place, including any works of demolition, until a Construction Method Statement with details, schedules and drawings that demonstrates safe and coordinated systems of work affecting or likely to affect the public highway and or all motorised and or non-motorised highway users, has been submitted to, and approved in writing by, the Local Planning Authority. The approved Statement shall be adhered to throughout the construction period.

The Statement shall include for:

i. compliance with The Construction (Design and Management) Regulations 2015 and in particular Part 3 Regulation 8 General duties, whereby construction must be undertaken 'in a manner that secures the health and safety of any person affected by the project.' ii. means of access (temporary or permanent) to the site from the adjoining maintainable public highway; iii. the parking and turning of vehicles of site operatives and visitors off carriageway (all to be established within one week of the commencement of development); iv. loading and unloading of plant and materials away from the maintainable public highway; v. storage of plant and materials used in constructing the development away from the maintainable public highway; vi. wheel washing facilities or an explanation why they are not necessary; vii. the erection and maintenance of security hoarding including decorative displays and facilities for public viewing, and ensuring provision of visibility splays, where appropriate; viii. measures to control the emission of dust and dirt during construction; ix. a scheme for recycling and disposing of waste resulting from construction work; and x. the management and coordination of deliveries of plant and materials and the disposing of waste resulting from construction activities so as to avoid undue interference with the operation of the public highway, particularly during the Monday to Friday AM peak (08.00 to 09.00) and PM peak (16.30 to 18.00) periods. REASON: Details are required prior to commencement of development because of insufficient information contained within this submission and in order to ensure that the construction process is undertaken in a safe and convenient manner that limits impact on local roads and the amenities of nearby occupiers, the area generally and in the interests of highway safety and in accordance with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

9 Unless otherwise agreed in writing with the Local Planning Authority no

development shall take place on site until details of the method of construction of the means of access and the access drive, including the layout, construction, sight lines and drainage have been submitted to and approved in writing by the Local Planning Authority. The approved access shall be constructed before the commencement of building and other operations on the site. Construction of the access with its finished surface shall be fully implemented prior to occupation. The access shall be thereafter maintained in accordance with the approved details, unless otherwise agreed in writing by the Local Planning Authority. REASON: Details are required prior to commencement of development because of insufficient information contained within this submission and in order to ensure that a satisfactory means of access to the highway is constructed before the

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approved buildings in the interest of highway safety and in accordance with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

10 No part of the development shall be occupied until car parking

driveway/accesses, garaging and turning facilities for the dwellings and communal yard area have been provided in accordance with detailed drawings to be submitted to and approved in writing by the Local Planning Authority, such drawings to show the position, design, materials and dimensions thereof. Development shall be carried out and thereafter maintained in accordance with the approved details unless otherwise agreed in writing by the Local Planning Authority. REASON: Details are required prior to commencement of development because of insufficient information contained within this submission and in the interests of providing satisfactory access, parking and turning in accordance with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011 and with the Residential Parking Supplementary Planning Document.

11 The dwellings hereby permitted shall not be occupied until provision for the

storage of cycles for each property and for communal use have been provided as shown on site plan drawing 150403-10. The facilities shall thereafter be maintained and retained. REASON: In accordance with the Residential Parking Supplementary Planning Document and to improve provision for cyclists in accordance with Saved Policy A2 of the Basingstoke and Deane Borough Local Plan 1996-2011.

12 No gates shall be installed to the front/access of the site hereby approved at any

time. REASON: To prevent the obstruction of the highway by vehicles entering and exiting the site and in the interests of highway safety in accordance with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

13 No development shall commence on site until the submission of an external

lighting plan is submitted to and approved in writing by the Local Planning Authority. This plan shall show the position and specification of all proposed external lighting. The development shall be carried out and thereafter maintained in accordance with the details of the approved report, unless otherwise approved in writing by the Local Planning Authority. REASON: Details are required prior to commencement of development because insufficient information is contained within this submission, for the avoidance of disturbance and harm to a European Protected Species, sufficient that the Council's duty to discharge its statutory obligations under the Conservation of Habitats and Species Regulations 2010 can be met and in accordance with Saved Policy E7 of the Basingstoke and Deane Borough Local Plan 1996-2011.

14 No development on site shall take place until details of a biodiversity

enhancement scheme have been submitted to and approved in writing by the Local Planning Authority. The submitted scheme shall include details of the protection of existing hedgerows, prior to the commencement of works. The development shall be carried out and thereafter maintained in accordance with the approved scheme, unless otherwise approved in writing by the Local Planning Authority. REASON: Details are required prior to commencement of development because of insufficient information contained within this submission and in order to help

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protect and enhance the biodiversity of the area in the long-term, in accordance with Saved Policy E7 of the Basingstoke and Deane Borough Local Plan 1996-2011.

15 All reptile protection measures shall be carried out in accordance with the

Ecological Survey dated September 2015 prepared by Stark Ecology Limited. The development shall be carried out and thereafter maintained in accordance with the details of the approved report, unless otherwise approved in writing by the Local Planning Authority. REASON: In order to help protect and enhance the biodiversity of the area in the long-term, in accordance with Saved Policy E7 of the Basingstoke and Deane Borough Local Plan 1996 - 2011.

16 All nesting bird protection measures shall be carried out in accordance with the

Ecological Survey dated September 2015 prepared by Stark Ecology Limited. The development shall be carried out and thereafter maintained in accordance with the details of the approved report, unless otherwise approved in writing by the Local Planning Authority. REASON: In order to help protect and enhance the biodiversity of the area in the long-term, in accordance with Saved Policy E7 of the Basingstoke and Deane Borough Local Plan 1996 - 2011.

17 Protective measures, including fencing, ground protection, supervision and

working procedures shall be carried out in accordance with the Arboricultural Report and Method Statement prepared by Simon Stephens dated 3 December 2015 . Any deviation from the works prescribed or methods agreed in the report will require prior written approval from the Local Planning Authority. 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 (March 2012) and Saved Policies E1 and E6 of the Basingstoke and Deane Borough Local Plan 1996-2011.

18 Notwithstanding the provisions of Article 3 of the Town and Country Planning

(General Permitted Development) (England) Order 2015 (or any Order revoking and re-enacting that Order with or without modification) no building, structure or other alteration permitted by Part 1; of Schedule 2 of the Order shall be erected on the application site without the prior written permission of the Local Planning Authority on an application made for that purpose. REASON: To prevent the overdevelopment of the site in the interests of the amenity of the area and to ensure the retention of adequate private amenity space, in accordance with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

19 Notwithstanding the approved drawings the development hereby permitted shall

not be occupied or the approved use commence, whichever is the sooner, until details of a scheme for the storage (prior to disposal) plus collection points provided not more than 15m carrying distance from a highway which is a carriageway, have been provided within the curtilage of the site for each dwelling (comprising 1 number 240ltr refuse and 1 number 240ltr recycling 2-wheeled bin and 1 number glass recycling box), have been submitted to and approved in writing by the Local Planning Authority. The approved details shall be fully implemented before occupation or the use commences, whichever is the sooner,

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and the areas of land so provided shall not be used for any purposes other than the storage (prior to disposal) or the collection of refuse and recycling and shall be thereafter retained and maintained, unless otherwise agreed in writing by the Local Planning Authority. REASON: In the interests of general amenity, to ensure convenience of arrangements for refuse and recycling storage and collection and to ensure that no obstruction is caused on the adjoining highway, in the interest of highway safety and in accordance with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

20 No works shall commence on site until details of the proposed surface water and

foul drainage and means of disposal have been submitted to and approved by the Local Planning Authority and no building shall be occupied until all drainage works have been carried out in accordance with such details as approved by the Local Planning Authority. REASON: Details are required prior to development as inadequate information has been provided with the application and in order to ensure that the proposed development is satisfactorily drained in accordance with Saved Policy A7 of the Basingstoke and Deane Borough Local Plan 1996-2011.

Informative(s):- 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 £97 per request or £28 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.



offering a pre-application advice; seeking amendments to the proposed development following receipt of the application;

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considering the imposition of conditions and the completion of a s.106 legal agreement.

In this instance:

The applicant was kept updated as to progress. An Arboricultural Impact Assessment was requested;


3. Highway Authorisation: Consent under the Town and Country Planning Acts must

not be taken as approval for any works carried out on any footway, including a Public Right of Way, carriageway, verge or other land forming part of the publicly maintained highway. The development could involve works within the public highway. It is an offence to commence those works without the permission of the Highway Authority, Hampshire County Council. In the interests of highway safety the development should not commence on-site until permission has been obtained from the Highway Authority authorising any necessary works within the publicly maintained highway. Public Utility apparatus may also be affected by the development. Contact the appropriate public utility service to ensure agreement on any necessary alterations. Advice on this matter can be obtained from Hampshire County Council's Area Office, telephone 0300 555 1388, and HCC website.

4. The applicant's attention is also drawn to the protection of breeding birds under the

Wildlife and Countryside Act 1981. This makes it an offence to kill or harm birds or damage or destroy their eggs. To avoid contravening these provisions it would be advisable to avoid carrying out any work that might damage an active nest during the bird breeding season (March to August inclusive).

5. With regard to surface water drainage it is the responsibility of a developer to make

proper provision for drainage to ground, water courses or a suitable sewer. In respect of surface water it is recommended that the applicant should ensure that storm flows are attenuated or regulated into the receiving public network through on or off site storage. When it is proposed to connect to a combined public sewer, the site drainage should be separate and combined at the final manhole nearest the boundary. Connections are not permitted for the removal of groundwater. Where the developer proposes to discharge to a public sewer, prior approval from Thames Water Developer Services will be required. They can be contacted on 0800 009 3921. Reason - to ensure that the surface water discharge from the site shall not be detrimental to the existing sewerage system.

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15/03617/FUL

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15/03617/FUL

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15/03617/FUL

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15/03617/FUL

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Item No. 4



Site Address Rimes Barn Rimes Lane Baughurst Hampshire

Proposal Erection of lifetime home, associated parking and amenity area

Registered: 27 October 2015 Expiry Date: 3 December 2015




Applicant: Mr & Mrs R. Blair Agent: Kate Bayley

Ward: Tadley South Ward Member(s): Cllr Rob Musson Cllr David Leeks

Parish: TADLEY CP OS Grid Reference: 458965 160796

Recommendation: the application be REFUSED for the following reasons:

Reasons for Refusal 1 The proposal would create a new dwelling within the countryside, in an

unsustainable and isolated location, for which no exceptional circumstances exist. As such the proposal would be contrary to the National Planning Policy Framework (March 2012) and Saved Policy D6 of the Basingstoke and Deane Borough Local Plan 1996 - 2011.

2 The proposed development would be harmful to the open character and

appearance of this rural area and would have a harmful and urbanising impact on this area of countryside and its landscape. As such the proposal would have a detrimental and negative impact on the character and visual amenities of this rural area and be contrary to the National Planning Policy Framework (March 2012) and Saved Policies E1 and E6 of the Basingstoke and Deane Borough Local Plan 1996 - 2011.

General Comments This application has been brought to the Development Control Committee at the request of Councillor Musson for the following reason: “The restrictions placed on Tadley by the AWE/DEPZ/ONR have stifled interest in putting any serious effort in to Neighbourhood Planning but that does not mean Tadley folks are not interested, indeed, Ward Members regularly receive comments from residents who find they have to move out of Tadley because of the apparent lack of suitable housing for them or their children. With this in mind I feel it is important that we respect the views of local residents when considering a planning application and place more weight on their opinions when we determine an application. It is likely that the DEPZ would cause the ONR to recommend


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for refusal if we attempt to increase the population in areas where there are already a number of houses because it could restrict emergency evacuation. Therefore we need to consider development in more remote areas which would not influence emergency evacuation such as this application. This of course may be contrary to what we would consider as “normal” planning practice. Application 15/03780/FUL has received support from a number of local residents and so far little or no concerns from the local residents. Given the background already mentioned above regarding the restrictions on development in Tadley and the lack of work on a Neighbourhood Plan, or indeed the Local Plan in respect of development in Tadley I would like this application to be referred to the Development Control Committee who should consider the points mentioned above as I believe Tadley should be considered a special case for the reasons mentioned above. Point 2 The site previously had substantial barns built on it, the foundations of which appear to remain. This in my opinion shows previous buildings occupied this site and therefore it is not a straightforward “new” building in a remote location. Point 3 The walking distance from the site to amenities in Tadley is not in my opinion further than the existing houses in Church Road with good access from nearby roads allowing delivery vehicles and carers to access the site. The layout allows parking for several vehicles which may be needed for carers in the future. Point 4 As mentioned by the Applicant in their submission the development is for a Lifetime Home on land that they already own which previously had a barn(s) on the site but has been used to graze horses in recent years. My understanding is that some of the conditions/recommendations for a Lifetime Home require more generous parking and improved accessibility which this site can easily accommodate. Tadley does not have too many such plots that a) are available for development and b) can accommodate a lifetime home and its recommended accessibility which would not conflict with the DEPZ restrictions. Therefore I believe the applicants have chosen the best option for their requirements and on that basis and the other points mentioned I believe we should refer this to the DC for their consideration.” This request was seconded by Councillor David Leeks. Planning Policy The application site is located outside any Settlement Policy Boundary and therefore within a countryside location. National Planning Policy Framework (NPPF) (March 2012) Core Planning Principles Section 4 (Promoting sustainable transport) Section 6 (Delivering a wide choice of high quality homes)

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Section 7 (Requiring good design) Section 8 (Promoting healthy communities) Section 11 (Conserving and enhancing the natural environment) Adopted Local Plan 1996 - 2011 (Saved Policies) Policy C1 (Section 106 Agreements) Policy D6 (New Residential Accommodation in the Countryside) Policy E1 (Development Control) Policy E6 (Landscape) Policy E7 (Nature/Biodiversity Conservation) Policy A1 (Car Parking) Policy A2 (Encouraging Walking, Cycling and the Use of Public Transport) Emerging Local Plan The Council submitted the emerging Local Plan (ELP) to the Planning Inspectorate (PIN's) for examination on 9 October 2014. Following an Exploratory Meeting which was held in December 2014 to discuss the Inspector's initial concerns relating to the Plan and potential ways forward, a number of revisions are currently being considered, particularly relating to housing strategy issues. On 27 March 2015, Full Council agreed that 850dpa should be used as the annual housing requirement for the ELP and for use in determining the borough's 5 year land supply position. Consultation on these proposed main modifications to the ELP took place in May/June 2015. The Examination hearings have taken place in October and November (finishing on 11 November 2015) and response from the Planning Inspector is awaited. Paragraph 216 of the NPPF provides guidance on the weight that can be given to relevant policies in emerging plans. This states that:- 'From the day of publication, decision-takers may also give weight to relevant policies in emerging plans according to: - the stage of preparation of the emerging plan (the more advanced the preparation, the greater the weight that may be given); - the extent to which there are unresolved objections to relevant policies (the less significant the unresolved objections, the greater the weight that may be given); and the degree of consistency of the relevant policies in the emerging plan to the policies in this Framework (the closer the policies in the emerging plan to the policies in the Framework, the greater the weight that may be given).' The ELP cannot be given significant weight until a response is received from the Planning Inspector. Supplementary Planning Documents and Guidance (SPD's and SPG's) and interim planning guidance Countryside Design Summary (Appendix 14) of the Design and Sustainability Supplementary Planning Document Appendix 16 Design and Sustainability Supplementary Planning Document 'Residential Amenity Design Guidance' Residential Parking Standards Supplementary Planning Document

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Landscape and Biodiversity Supplementary Planning Document The Community Infrastructure Levy (CIL) Regulations Other material documents National Planning Practice Guidance (2015) Basingstoke Environment Strategy for Transport (BEST) Hampshire Highways Transport Contributions Policy 2007 Hampshire County Council's Developers' Contribution towards Children's Services Facilities Description of site The application site of Rimes Barn lies in open countryside on the south side of Rimes Lane, approximately 2km east of the village of Baughurst and 0.6km south west of the edge of Tadley. The site forms the north-western corner of a wider parcel of land which appears to be used by the applicants for grazing horses. This parcel of land contains a modest field shelter and feeding troughs. The site is bounded by mature hedgerows to the northeast and northwest whilst it is open to the south/south east. A public footpath runs from the northwest corner of the site along the western boundary from Rimes Lane to fields in the southwest allowing views into the holding. Proposal The application seeks permission for the erection of a part single-storey and part two-storey detached three-bedroom dwelling and associated parking and amenity area. The site would be accessed through the existing field access off Rimes Lane. The dwelling would be T-shaped and sit centrally to the portion of the site allocated for the dwelling. The dwelling would have a ridge height of 3.4m at the single-storey, 7.1m at two storey and measure 12.3m by 9.5m. The proposed dwelling would have a natural slate and plain clay tile roof. It would be clad in weather boarding on top of a brick plinth. The fenestration details would be timber casements windows and doors. Consultations Ward Councillor Musson: - No comments received in addition to call in request. (See General Comments section) Ward Councillor Leeks: - No comments received in addition to call in request. Tadley Parish Council: - Support: "Support the application and note that planning approval had previously been given for a dwelling here in 1974". Landscape Officer: – Objection on the basis of harm to the rural landscape. Highways Officer: - No objection subject to conditions. Office for Nuclear Regulation: - The proposed development does not present a significant external hazard to the safety of the nuclear site. Therefore, ONR does not advise against this development. Environmental Health Officer: - No objection subject to conditions.

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Environment Agency: - No comments (falls outside our remit as a statutory planning consultee). Public Observations One letter of representation received objecting to the application, summarised as follows:

No justification to build a house in the landscape.

Outside of a defined settlement boundary.

Sets a precedent to those who own similar parcels of land in the surrounding area who wish to develop.

Result in the gradual urbanisation of the landscape.

Application along Church Brook refused in almost identical circumstances. Six letters of representation received supporting the application, summarised as follows:

Land vulnerable to vandals and poachers and applicant would be able to ensure security.

Advantage for the applicants to live on-site to ensure the safety and wellbeing of their horses.

A well designed dwelling that will enhance Rimes Lane.

Applicants tend to the pasture and would introduce rare breed chickens. Planning History KWR/8950 Outline application for the erection of

agricultural dwelling on 0.40ha of land.

Granted

(Subject to

agricultural

tie)

13/10/72

Assessment Principle of development The site is located on agricultural land along Rimes Lane and lies outside any defined Settlement Policy Boundary as identified by Saved Policy D5 of the Basingstoke and Deane Borough Local Plan 1996-2011 (BDBLP). The site therefore lies within the countryside for planning policy purposes. Saved Policy D6 - New Residential Accommodation in the Countryside, of the Local Plan, seeks to restrict development in the countryside to replacement dwellings, conversions of existing dwellings, affordable housing and the development of brownfield sites in sustainable locations. The proposal does not fall into any of these categories and therefore conflicts with Saved Policy D6. Paragraph 49 of the National Planning Policy Framework (the Framework) states that relevant policies for the supply of housing should not be considered up to date if the Local Planning Authority cannot demonstrate a five-year supply of housing. Having regard to previous appeal decisions the Council cannot currently demonstrate a five-year housing land supply and therefore Saved Policy D6 is considered out-of-date in this regard and cannot therefore be afforded full weight.

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Paragraph 14 of the Framework sets out a presumption in favour of sustainable development and states that where the development plan is absent, silent or relevant polices are out of date, planning permission should be granted unless any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies of the Framework taken as a whole. Furthermore, Paragraph 7 of the Framework sets out that there are three dimensions to sustainable development: economic, social and environmental, and that these roles are mutually dependent and should be jointly sought to achieve sustainable development In considering new housing in rural areas, paragraph 55 of the Framework seeks to avoid isolated new homes in the countryside unless special circumstances can be demonstrated. "To promote sustainable development in rural areas, housing should be located where it will enhance or maintain the vitality of rural communities. For example, where there are groups of smaller settlements, development in one village may support services in a village nearby." It is considered that the term 'isolated' can have two distinct dimensions when considered in light of such applications and informed by recent appeal decisions. Firstly whether the site is 'physically remote'; and secondly whether it has 'easy access' to services and facilities by means other than private car. In terms of whether the site is 'physically remote,' the dwelling would be accessed from an existing gated field access off a narrow country lane. The site is completely surrounded by fields. Other than a dwelling further along Rimes lane to the west, there is nothing in the way of defined built form. The proposed dwelling would be sited within agricultural land. The proposed siting of a new dwelling would not follow any defined pattern of development or attempt to integrate with any existing linear or nucleated cluster of development in the area. The site is located 0.6km to the southwest of the edge of Tadley, the nearest defined Settlement Policy Boundary. According to Council records, the nearest bus stop is located 1km (11min walk) to the north of the site along New Road in the settlement of Tadley. This stop is served by the 661 bus route which runs from Mortimer to Baughurst Common. This service operates only a single trip Monday to Friday. Whilst this is not considered an unreasonable walking distance for an able-bodied person, such a route would not easily be done by the elderly of vulnerable especially along narrow unlit lanes which do not benefit from footpaths. Such a distance in order to reach a limited transport connection is likely to discourage its usage. On road cycling to Tadley would also be feasible, especially for the more competent cyclist. However it is considered that the private car would be the main method of travel to Tadley which contains the nearest local amenities. Therefore the site cannot be considered to be well served by public transport or offer realistic means of transport other than by private vehicle. This evident lack of connectivity along with the physical sense of remoteness and distinctly rural character of the area, lead the Council to concluding that the site is considered 'physically remote.'

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In terms of whether it has easy access to services and facilities, Tadley contains a school, a post office, village hall and a Sainsbury's supermarket along with some pubs. The nearest supermarket would be a 2.1km (30min walk) from the site, whilst the nearest shop is the Koala Store approximately 18min walk from the site. Although Tadley does have shops, schools and other services, future occupants are likely to find that fairly frequent trips to higher order centres are necessary. Furthermore, the appeal site is some distance from the centre of Tadley on a rural road with no footway or street lighting. The respective distance to such services and facilities is unlikely to discourage travel by private motor car. As concluded in Appeal Decision APP/H1705/W/15/3134394 (Land At 3 Church Brook Ref. 15/02150/FUL) which is a very short distance from this application site, the Inspector agreed with the LPA that the future occupiers of the proposal would be heavily reliant on a private vehicle to gain access to shops, facilities and services and the proposal is therefore isolated in this context and would not occupy a sustainable location. The LPA has not been presented with any compelling evidence for the proposal to merit special circumstances as required under paragraph 55 of the Framework. This is contrary to the aims and objectives of the Framework that seek to promote sustainable development in rural areas by avoiding new isolated homes in the countryside and by actively managing patterns of growth to make the fullest possible use of public transport, walking and cycling. Impact on the character and appearance of the area The site is viewed in physical isolation along a narrow, unlit country lane. Whilst limited built form does exist in the form of a single house along Rimes Lane, the site's open character means it is distinctly part of the wider agricultural landscape. The design of the dwelling is of modest traditional appearance, with both parts of the building having a brick plinth, stained timber weather boarding, and timber casements and doors. The two-storey element would have a steeply pitched half-hipped roof with plain clay tiles and the single-storey wing would be gabled with a natural slate roof. A short expressed chimney stack would terminate the single-storey wing. The design, scale and materials of the proposed dwelling would appear sympathetic to a rural location and historical presence of agricultural buildings on site, nevertheless, the introduction of built form to the southern side of Rimes Lane would be out of keeping with the undeveloped rural nature of the surrounding area. Whilst the LPA acknowledges the proposed dwelling would only be glimpsed when travelling along Rimes Lane, it would be clearly observed by users of the public footpath which skirts the perimeter of the site. Longer distance views towards the dwelling would also be obtained from the south within the site when viewed from adjoining land. The proposal would introduce inappropriate residential development along Rimes Lane, which would be exacerbated by the likely need for domestic paraphernalia, such as sheds, washing lines, oil tanks and internal and external lighting, notwithstanding vehicle parking. Whilst hedgerows are proposed around the site, these would take time to mature and would have limited effects of screening such domestic paraphernalia during the winter months where visibility would increase.

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It is therefore considered that the proposed dwelling would substantially erode the open agricultural character of Rimes Lane, having an urbanising effect on the surrounding countryside, contrary to a core principle (paragraph 17 of the NPPF) that planning should recognise the intrinsic character of the countryside. Notwithstanding the fact the application site is not subject to any specific landscape designations, the development would result in significant harm to the character and appearance of the area, without any significant wider benefit. The proposal would therefore be contrary to Saved Policies E1 and E6 of the BDBLP, which require, amongst other things, development to reinforce local distinctiveness and to be sympathetic to the landscape character and quality of the area. These policies are consistent with the broad aims and objectives of the NPPF that require planning to take account of the different roles and character of different areas and to recognise the intrinsic character and beauty of the countryside. Neighbouring Amenity The new dwelling would be located approximately 150m to the southeast of the only existing property along Rimes Lane. This neighbour is separated by mature hedging, a variety of trees and considerable distance. This prevents any views from the proposed dwelling into this neighbouring plot. The proposal would also not result in any demonstrable harm upon the amenity of any neighbouring occupiers in terms of overbearing or a loss of light or outlook. Although the creation of a new dwelling would result in an increase in vehicle movements along Rimes Lane, any disturbance from a single dwelling is considered minimal and would not create a level of disturbance which would warrant a reason for refusal. Therefore, it is considered that the new dwelling would not have any undue impact upon the amenities of neighbours and in this regard, the proposal is considered to be acceptable. The Environmental Health Team does not object to the granting of planning permission for a single dwelling. However, given that the proposed use is sensitive to the presence of contamination it is recommended that contaminated land and noise conditions are included on any planning permission should it be granted. Highway Matters The site is located on Rimes Lane which is an unclassified rural road. There is a gated access set behind an existing turn-in across the widened verge area. A Public Right of Way (PRoW) footpath, Tadley 12, runs alongside the north-western boundary and is accessed via the adjacent verge. The site plan shows that a new field gate would provide access to the wider area of the field via the application site. Parking for three cars is proposed which would comply with local parking standards. Parking and turning would be accommodated in the driveway area. The Local Highway Authority does not raise any objection subject to standard conditions.

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Other matters

Community Infrastructure and Planning Obligations The Council's Interim Planning Guidance Note 'S106 Planning Obligations and Community Infrastructure', and the Community Infrastructure Levy (CIL) Regulations 2010 are relevant with regard to planning obligations in the context of a development. The CIL regulations in particular now make it unlawful if the obligation sought does not meet the following three tests: (a) necessary to make the development acceptable in planning terms (b) directly related to the development, and; (c) fairly and reasonably related in scale and kind to the development. In respect of this particular application, it has been identified through the Council's 'scoping' process, that contributions are not required towards community infrastructure in order to offset the impact of the development.

AWE/Emergency Planning Matters Developments proposed up to and within 8km of the Aldermaston Atomic Weapons Establishment (AWE) site are subject to consultation with the Health and Safety Executive (HSE) due to their proximity to a hazardous installation. The 8km distance is separated into inner, middle and outer zones and represents the Detailed Emergency Planning Zone (DEPZ) surrounding the AWE. The proposal is for a single new home within the Inner Zone of the DEPZ, irrespective of being outside of the settlement of Tadley. On this basis the Office of Nuclear Regulation has not advised against this development, and West Berkshire Council Emergency Planning Officer has also not raised any objection to this scheme.

Previous development on site Outline permission was granted in 1972 for the erection of an agricultural workers dwelling on the site. This permission was never implemented and has subsequently lapsed. Given the nature of this application, its occupancy restrictions and the significant amount of time since its approval, no weight can be given to this approval, as the planning policy framework which existed at the time has fundamentally changed. In terms of the previous buildings which originally occupied the site and are visible on historical maps, these buildings are no longer present and therefore cannot be considered in the assessment of this application. This development does not result in the replacement of these former buildings, and therefore its visual impact must be considered on its own merits as a new building in the countryside. Conclusion In conclusion, this proposal would fail to provide a social role by virtue of its unsustainable location, and would fail to provide an environmental role by virtue of the harm arising to the character and appearance of the surrounding countryside. These adverse effects would significantly and demonstrably outweigh the modest contribution that one additional dwelling would make to housing supply within the Borough.

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15/03780/FUL

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15/03780/FUL

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15/03780/FUL

Proposed elevations

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Item No. 5



Site Address Rexford House Plastow Green Headley Thatcham

Proposal Erection of dwelling and reconstruction of cottage with link to dwelling for ancillary accommodation, and erection of a three bay garage

Registered: 25 November 2015 Expiry Date: 13 April 2016



Case Officer: Anne Wilkinson 01256 845559

Applicant: Mr & Mrs J Fleming Agent: Miss Kirstin Gray

Ward: Kingsclere Ward Member(s): Cllr Cathy Osselton Cllr Donald Sherlock

Parish: ASHFORD HILL WITH HEADLEY CP

OS Grid Reference: 453246 161818

Recommendation: the application be REFUSED for the following reasons:

Reason for Refusal 1. The proposed dwelling would as a result of its size, bulk and poor design have a

detrimental impact on the visual amenities and character of this rural area appearing out of keeping and incongruous in this rural location. In addition the reconstructed cottage element and the five bedroom main dwelling element would appear mismatched, discordant and contrived, resulting in a poorly designed development. Cumulatively the development as a whole would be detrimental to the character and appearance of this area of countryside and fail to recognise its intrinsic character. As such the proposal would be contrary to the National Planning Policy Framework (2012), Saved Policies E1 and E6 of the Basingstoke and Deane Borough Local Plan 1996-2011, Appendix 14:`Countryside Design Summary` of the Design and Sustainability Supplementary Planning Document and The Ashford Hill with Headley Village Design Statement.

General Comments This application has been brought to the Development Control Committee at the request of Councillor Osselton and supported by Councillor Sherlock for the following reason: "I believe the scale and bulk of the proposed house needs to be assessed by the Planning Committee to allow them to judge whether the house is acceptable as a replacement dwelling in the countryside following the inability to save the old cottage after approval of the first planning application. The proposed house is not visually harmful and will not appear out of keeping in this rural location, to ensure that should the proposed house be approved it will run in accordance with Borough policies."


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Planning Policy The site is located outside any Settlement Policy Boundary and as such is considered to be in a countryside location. National Planning Policy Framework (NPPF) (March 2012) Core Planning Principles Section 6 (Delivering a Wide Choice of High Quality Homes) Section 7 (Requiring Good Design) Section 11 (Conserving and Enhancing the Natural Environment) Section 12 (Conserving and Enhancing the Historic Environment) PPS5 Planning for the Historic Environment: Historic Environment Planning Practice Guide Adopted Local Plan 1996 - 2011 (saved policies) Policy E1 (Development Control) Policy E2 (Buildings of Historic or Architectural Interest) Policy E6 (Landscape Character) Policy E7 (Nature/Biodiversity Conservation) Policy A1 (Car Parking) Supplementary Planning Documents and Guidance (SPD's and SPG's) and interim planning guidance Appendix 13 Design and Sustainability SPD (Extending your Home and Replacement Dwellings) Appendix 14 Design and Sustainability SPD (Countryside Design Summary) The Historic Environment: Buildings of Local Interest SPG Ashford Hill with Headley Village Design Guide Description of Site The site is triangular in shape and has been fairly recently cleared of all the buildings which were on the site and formed Plastow Green Farm including an historic dwelling which was a diminutive one and a half storey cottage of vernacular scale and proportions included on the local list of Buildings of Local Architectural and Historic Interest. In addition there were a number of outbuildings on the site located to the north west of the dwelling. The site is bordered by mature landscaping consisting of trees and hedges. The site can be accessed from an existing pedestrian and vehicular access along the front southern boundary and also an access point at the south western corner of the site and drive which runs along the north west side of the site. Proposal Erection of five bedroom dwelling and reconstruction of cottage with link to dwelling for ancillary accommodation comprising of a gym and study at ground floor and games room/guest bedroom at first floor. A detached three bay garage is also proposed.

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The dwelling and ‘cottage;’ would be orientated end on to Hillhouse Lane, with the garage sited in the northern corner of the site and the front of the dwelling facing north east. Consultations Parish Council: Objection “The Parish Council objects to this planning application based on the requirement to erect two dwellings on one site. The amendment to the previous application merely adds a glass structure to join the two buildings therefore making it still ostensibly a two building development. The second objection is based on the fact that the proposal is out of keeping within a rural environment despite the fact that the reapplication for the two buildings has been lowered by 18". The third objection is that there has been insufficient attention paid to tree conservation for the site. Overall the Parish Council objects to the development as it is an overdevelopment within a rural hamlet." Conservation: No objection on conservation grounds but comment that the scale and design of the proposed development is out of keeping with the area and the previous use of the site, surrounding the (now demolished) locally listed building Landscape: Unacceptable recommends refusal. Biodiversity: No objection subject to informatives. Highways: No objection subject to conditions. Trees: No objection subject to condition. Environmental Health: No objection subject to conditions. Public Observations Eleven letters of objection summarised as follows:

Cottage should be the only property on the site, concern that the link could be demolished in the future.

Vastly exceeds the footprint of the original cottage.

Do not consider that a main house would have a cottage so close unless to be used for a purpose other than family home with caretaker/manager in the cottage.

Conflicts with Policy E2 as with a separation of 2m main house will dominate cottage and design totally incongruous.

Scale and bulk of proposed farmhouse will dominate the streetscene contrary to policies E1 and E6.

Design not sympathetic to replica cottage, site or locality and would be totally out of place in this delightful rural location.

Technically it has become one building which would be a mismatch of styles, still discordant and contrived in appearance.

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New application makes minimal changes to a basically poor design, doesn't address the basic failings of the design to respect the heritage assets or its surroundings.

Conflict with the casual and rural character of the locality.

Upset the hierarchy of buildings and draw attention to itself.

Does not sit comfortably.

Introduce residential character to the site which was previously agricultural, less formal and low key fails to comply with Policies E1 and E6 and the Village Design Statement.

Plans for future landscaping almost certainly extend residential character onto the surrounding site where the garden was previously of an informal cottage style and fields minimally managed.

More appropriate in suburbia or parkland and should not be imposed on an intimate rural landscape.

Inappropriate on site and in hamlet, does not enhance the site or local landscape.

Not a like for like replacement, construction of a large 6 bedroom property including a cottage is questionable, contrary to Policy D6.

Styles of 2 building are quite different and not in keeping with other houses in the area

Appear bulky more akin to properties in suburban areas.

Adverse visual impact on Plastow Green.

Does not reflect previously approved scheme, which was intended to reproduce the former dwelling and heritage asset.

Proposed farmhouse would dominate and overshadow proposed cottage.

Detrimental, unsympathetic and out of keeping with the character and appearance of the area.

Cannot be right to allow the replacement of the dwelling with three dwellings

Concern where construction vehicles will access the site from and damage to vergers and road edges along Hill House Lane.

Unsightly amounts of rubble on the site and trees felled.

Impact on wildlife and concern that could impact on great crested newts.

What would happen to power lines across the site and potential disruption to power?

Relevant Planning History 13/02498/HSE Conversion of former workshop building

to residential use; the removal of

existing outbuildings and partial

demolition of main house to facilitate the

erection of side and rear extensions;

and, the erection of a four bay cart shed

and associated remodelling works.

GTD 17.02.14

14/01147/FUL Erection of a replacement dwelling and

four bay cart shed (to replicate

development under that approved

13/02498/HSE). Re-use of existing

materials where appropriate and the

removal of existing outbuildings

GTD 12.09.14

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15/01948/FUL Erection of 6 bedroom dwelling and

three bay garage and erection of

replacement cottage to be used as

ancillary accommodation and

associated works (Amended scheme to

that approved under 14/01147/FUL)

REF 03.08.15

Assessment Planning History Planning permissions ref: 13/02498/HSE and 14/01147/FUL are extant and relate directly to the application site and are a material consideration when determining the current planning application. These previous planning permissions are similar to one another with the main difference being that the first application was to retain and extend the existing cottage and workshop on the site to use as a single dwelling house whilst the second, later application sought to build out the same scheme but it proposed to demolish and rebuild the existing cottage rather than convert it. The original farmhouse was a heritage asset, and a building of local interest. However, when considering the previous application, following the submission of additional information the Conservation Officer accepted that it had been satisfactorily demonstrated that the building was not capable of retention without a very real risk of loss of structural integrity. Since this time a planning application was submitted under ref: 15/01948/FUL for the erection of a six bedroom replacement dwelling and three bay garage and reconstruction of an original cottage as ancillary accommodation. The application was refused as, in summary, it was considered that the proposal was tantamount to the creation of an additional new dwelling in the countryside in addition to a replacement dwelling; the proposed 6 bedroom dwelling would be detrimental to the character and appearance of this area of countryside; and insufficient information was submitted in relation to trees. Principle of development The site lies in a countryside location. The site is currently vacant and there are no longer any buildings upon it, following the demolition of the cottage and outbuildings. In the Design and Access Statement Para 3.10 it advises "Given the applicant intends to implement the 2014 permission to demolish and reconstruct the dwelling, the original buildings on the site were demolished in preparation. The site is therefore currently devoid of any built form." With regard to this current application there has been a discussion between the applicant’s agent and the Local Planning Authority over the description of the proposed development. However it is considered by the Local Planning Authority that the proposal is for a single new dwelling, rather than a replacement dwelling, as no dwelling exists on the site now that the site has been cleared. Concern has been raised by members of the public that the proposal is for two dwellings, which was considered to be the case by the Local Planning Authority under the previous planning application (ref: 15/01948/FUL), as a result of its detached form and the level and type of accommodation being provided. However under this current application the applicant has sought to address this by siting the proposed larger dwelling closer to the cottage to be rebuilt and physically linking the

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two. In addition the proposed rebuilt cottage is proposed to contain accommodation which would be ancillary to the proposed main house with a gym and study as well as a bathroom, guest room and games/recreation room on the first floor. As such it is considered that the accommodation would be of an ancillary form and not dissimilar to the manner in which the cottage was to be linked in the original planning applications ref: 13/02498/HSE and 14/01147/FUL. As such it is considered that the proposal is for a new single dwelling with ancillary accommodation. However, it is acknowledged that until fairly recently a dwelling did exist on the site and planning permission exists on the site for a replacement dwelling as approved under planning permission 14/01147/FUL, which is extant. This extant planning permission is for a single replacement dwelling and is a planning permission which could be implemented and therefore a material consideration and fallback position, when considering this current application. Planning law requires that applications for planning applications must be determined in accordance with the Development Plan, unless material considerations indicate otherwise. In this case the Development Plan for the area is the Basingstoke and Deane Borough Local Plan 1996-2011. Since the adoption of the BDBLP the National Planning Policy Framework has been introduced. The NPPF constitutes guidance, which LPA must have regard to (as advised in Planning and Compulsory Purchase Act 2004 – LPA must have regard to national policies and advice contained in guidance issued by the Secretary of State). In considering the National Planning Policy Framework (NPPF) Section 6: Delivering a wide choice of high quality homes (paragraphs 47 - 55) is relevant in relation to considering the principle of development and requires that LPAs have a five year housing land supply. It states 'Housing applications should be considered in the context of the presumption in favour of sustainable development. Relevant policies for the supply of housing should not be considered up-to-date if the Local Planning Authority cannot demonstrate a five-year supply of deliverable housing sites.' The Council's position in relation to the 5 year housing land supply has recently been updated. Based on the 850 dpa requirement the council can only demonstrate 3.5 years of supply (using the nationally recognised Sedgefield Method). Given that the Council is unable to demonstrate a 5 year housing land supply the presumption in favour of sustainable development is relevant. In terms of decision making, and in accordance with Para 14 of the NPPF, this means that permission should be granted unless any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in the Framework taken as a whole, or where specific policies in the Framework indicate that development should be restricted. Housing land supply is one of many material considerations that need to be addressed when considering the development of sites, the lack of a 5 year housing land supply does not automatically override these other material considerations. Impacts of the development are considered further below. In accordance with Paragraph 14 of the National Planning Policy Framework (NPPF) it is necessary to assess the impact of the proposal in terms of its sustainability. The NPPF defines this as being with regard to Economic, Environmental and Social impacts of the development. The economic role requires proposals to contribute to building a strong, responsive and competitive economy. The social role requires planning to support strong, vibrant and healthy communities and states that it should create a high quality built environment. The environmental role states that the natural built and historic

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environment should be protected and enhanced and should mitigate and adapt to climate change. For the purposes of decision-taking, Paragraph 211 of the NPPF is clear that the policies within the Local Plan should not be considered out-of-date simply because they were adopted prior to the publication of the Framework. Paragraph 212 is clear that the policies within the NPPF are material considerations which Local Planning Authorities should take into account from the day of publication (27 March 2012). Given that the saved policies of the Basingstoke and Deane Borough Local Plan 1996-2011 were not adopted in accordance with the Planning and Compulsory Purchase Act 2004 (but were adopted under the transitional arrangements), Paragraph 215 of the NPPF is considered to apply to the current Local Plan. This states: "due weight should be given to relevant policies in existing plans according to their degree of consistency with this framework (the closer the policies in the plan to the policies in the framework, the greater the weight may be given to them". The site is located outside any Settlement Policy Boundary as defined under Saved Policy D5 (Residential and other development within settlements) of the BDBLP. The site is therefore within designated countryside for the purposes of the Development Plan and the NPPF. The last use of the site appears to be as a farmhouse with a curtilage and the remaining part of the site being in an agricultural use. Given the site’s location in the countryside Saved Policy D6 of the BDBLP is the relevant policy, however in terms of housing land supply, given the LPA’s inability to demonstrate a 5 year housing land supply, the policy is considered to be out of date in this regard and cannot be afforded full weight. Under the Core Planning Principles of the NPPF, it is stated that planning should proactively drive and support sustainable development to deliver the homes and thriving places that the country needs. Every effort should be made to objectively identify and then meet the housing and development needs of an area and respond positively to the wider opportunities for growth. The core principles also focus on delivering high quality design, recognising the different roles and characters of different areas, conserving the natural environment and heritage assets, and actively managing patterns of growth to make the fullest possible use of public transport, walking and cycling and focusing significant development in locations which are or can be made sustainable. Paragraph 55 of the NPPF is relevant and states that: "To promote sustainable development in rural areas, housing should be located where it will enhance or maintain the vitality of rural communities. For example, where there are groups of smaller settlements, development in one village may support services in a village nearby. Local planning authorities should avoid new isolated homes in the countryside unless there are special circumstances." In reference to paragraph 55 of the NPPF, the term isolated, which is not defined in the NPPF, is considered to have two dimensions. Firstly whether the site is physically remote and secondly whether it has easy access to services and facilities. In this instance it is considered that the site lies in an unsustainable location, given the site lies outside any Settlement Policy Boundary in a location which relates strongly with the surrounding countryside and lacking any nearby amenities or public transport provision. As a result it is considered that any future residents of the proposed dwelling would have a great reliance on the use of a private car in order to access day to day needs, such as

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shops, employment and other services. Therefore, the proposal does not represent a sustainable form of development in respect of its location. In addition it is considered that the site is isolated in physical terms as whilst there are a few houses in the locality, it is physically remote lying in a countryside location adjacent to farm land. It is therefore considered that the proposal would result in the erection of a new dwelling with ancillary accommodation in an isolated countryside location, which would be contrary to the NPPF. However consideration needs to be given as to whether the fall back position, in this case the extant planning permission ref: 14/01147/FUL outweighs the NPPF. In this case, at this time, it is considered that the ability to implement this planning permission means it would not be reasonable to refuse the proposal in principle, although consideration in terms of more detailed matters such as impact on the landscape, highway matters and design still need to be considered. Impact on the character of the area/ design The site is located on the edge of the hamlet of Plastow Green. This is a small settlement with a number of residential properties of a number of different styles, set within plots of varying size and character. It is set within an area of countryside that has a strong agricultural nature, comprising fields of various sizes and shapes generally bound by hedgerows along with small areas of woodland and copses. The hamlet itself has a dispersed layout, with properties being located on narrow roads, and as such the wider agricultural use has a strong influence on the settlement character. The site itself is a former farm, which until recently comprised of a low level building and a number of smaller outbuildings. It is set within a vegetated plot, which is akin to the less well manicured character of the surrounding agricultural countryside. Views of the site are limited to adjacent sections of road and the surrounding fields from where the main building could previously be seen. The original cottage sat comfortably in the landscape and reinforced its strong local agricultural character. The cottage was a Building of Local Interest, however as it has now been demolished and the heritage asset no longer exists it is therefore not a consideration in conservation terms with regard to this current proposal. In addition from a conservation remit, the site is separated from Fairview Cottage, a detached grade II listed building to the north, by an adjacent field. Given that the distance between the two sites is considerable, and given that the two sites are not historically related with one another, the proposals would not be considered to have an adverse impact on the setting of the neighbouring listed building. Since the most recent refusal (planning application ref: 15/01948/FUL) the applicant has sought to amend concerns by positioning the dwelling closer to the proposed cottage element and physically linking the two as well as changing the type of accommodation within the proposed cottage element so that it would be used as ancillary accommodation. In addition it is proposed to block one of the existing accesses (most southerly driveway) to the site and use the existing driveway closest to the house for access. The proposed larger main dwelling element has been reduced in height by 500mm so that it would have an overall height of 7.6m and the footprint of the dwelling has been reduced by approx. 10m² however overall the floor area has increased by 5m² taking into account the creation of the link between the larger dwelling and rebuilt cottage element. The design and style of the proposed main dwelling element remains

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similar to that previously proposed, that is for a large grandiose style dwelling, which is of a formal design. A three bay garage, which has a barn like appearance, is proposed to the front of the proposed dwelling. It is considered that the proposal does not overcome the previous reason for refusal (Ref:15/01948/FUL) in relation to the adverse landscape impact and the proposed design of the main replacement dwelling. Concerns remain in relation to the size and formal grand design of the dwelling. It is considered that the formal approach adopted would conflict with the casual and rural character of the locality. The resultant development would appear incongruous in this setting and alien to this locality, where the domestic architecture is more traditional in nature. Such a dwelling would also upset the hierarchy of buildings in the area, by introducing a dwelling larger than any of the dwellings in the vicinity, which would draw attention to itself as a result of its size, form and formal appearance. In addition the overall development would appear contrived as a result of the very different designs, size and proportions of the proposed grandiose house element and the proposed replacement cottage, with the much larger dwelling dominating the rebuilt cottage and the two styles of properties appearing discordant. The two styles are so different and would result in emphasising the grandiose style, size and proportions of the proposed larger dwelling element. Notwithstanding this concern, it is also considered that the larger grandiose element would appear very squat and be poorly proportioned, with the first floor being out of proportion with the ground floor in terms of height. As a result the dwelling would have a contrived appearance and would be of a poor design, and this is most likely as a result of the attempt to reduce the larger elements height and address the discordant relationship between the larger element and the proposed replacement cottage and fails. The Planning, Design and Access Statement submitted with the application advises that "the larger element has a traditional farmhouse character (calling on the qualities of the neighbouring Fairview) with a symmetrical design and appearance. The adjacent dwelling, at Fairview, is a listed building. It is Officers opinion that whilst the proposed larger element of the dwelling may have a symmetrical appearance it does not take reference from the qualities of Fairview. The dwellings are very different with the proposed dwelling being larger and bulkier than Fairview and it is does not appear as a traditional farmhouse, rather it would have a grandiose appearance which is poorly proportioned and poorly related to the replacement cottage element, as expanded upon above. The proposal would result in an increase in the amount of built form on the site when compared with the site as it originally existed with the original cottage and its outbuildings and the extant planning permissions. The scheme approved under planning permission ref: 14/01147/FUL, proposed to recreate the existing cottage and outbuildings, being low key and vernacular in appearance, with an additional two storey element which, whilst adding bulk and height, would result in a dwelling which would be significantly less bulky and dominant than the dwelling now being proposed. Whilst the application has been supported with a table comparing heights and footprint, it does not paint a true reflection of the differences as it does not compare bulk and volume and is considered to be inaccurate in terms of the height of the previously approved scheme. These however can easily be seen by comparing the submitted drawings for each of the proposed schemes. The current proposal would result in a greater amount of built form on the site which would appear incongruous and be visually harmful and intrusive. The original dwellings on the site reflected the vernacular of the area and contributed to its

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rural location. The previous approval (ref: 14/01147/FUL) which included a replacement dwelling also reflected the vernacular of the area and whilst increasing the amount of built development was not of a grand design nor did it jar with the rural character and appearance of the area; this would not be the case with the current proposal. The proposal would result in the inappropriate development of a site which has a strong and principally agricultural character, to one that would be very residential in nature. The site would be dominated by the proposed large grandiose dwelling which together with the rebuilt cottage, and extensive residential garden will introduce a clearly residential and suburban character to a site which currently contains no buildings and prior to this, was characterised by the less formal nature of a low key cottage, outhouses and vegetation pattern. The proposal would introduce a hierarchy of buildings and level of built form not common to this part of the streetscene, with the nearest dwelling being characterised by single houses in modest plots. The site is in an area of countryside that has a principally agricultural character and it is considered that this proposal would extend the residential character into the countryside. The appropriateness of this level and type of development in this location would be contrary to Saved Policies E1 and E6. The proposal as submitted is therefore considered to be harmful and would fail to address Saved Policies E1 and E6 of the BDBLP and the core principle (paragraph 17 of the Framework) that planning should recognise the intrinsic character of the countryside. A material consideration is the potential alternative development of the site which has been granted planning permission under ref: 14/01147/FUL. This scheme was submitted following the approval of 13/02498/HSE. Both of these schemes would have resulted in almost identical developments in terms of their impact (the main difference being the older planning permission sought to convert the original dwelling and outbuilding and add an extension whilst the later one would involve a complete replacement and extension). Planning permission was originally granted under planning permission 13/02498/HSE as Members of the Development Control Committee felt the proposed development would bring a derelict undesignated heritage asset back into beneficial use and would make an efficient use of the site as a whole. Following this proposal the second application was submitted, together with structural surveys, which demonstrated that the original building was not capable of retention without a very real risk of loss of structural integrity. On this basis planning permission was granted to demolish the original cottage and outbuilding and rebuild them like for like as well as extending the form, in the manner originally permitted under 13/02498/HSE. Conditions were attached to ensure that the part of the replacement dwelling which would replicate the original cottage and outbuilding would be authentically replaced. Overall the design of the proposal approved under the extant planning permission ref: 14/01147/FUL is considered to be far more in keeping with the domestic vernacular and far less harmful to the character of the area and have less visual impact, with the main two storey additional bulk being significantly smaller and lower compared to the current scheme and located behind the rebuilt cottage and outbuildings. The current proposal would detrimentally alter the character of the site replacing the outbuilding and proposed two storey element with a grandiose style dwelling, which would very much be the dominant form of development on the site, drawing attention to itself, with the rebuilt cottage attached. It is also considered that there would be a greater visual impact on visual amenity. The proposed building would be taller and bulkier and therefore would be more apparent, particularly during months of the year when vegetation is not in fully leaf.

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Therefore the existence of the extant permission, which is a fallback position, does not outweigh the objections to the current proposal which are considered to be unacceptable and would have an adverse impact on this attractive rural area. The Council's Landscape Officer has also raised an objection, for similar reasons stated above, concluding that the overall impact of the new proposal would still be detrimental to local character. In conclusion therefore it is considered that the proposal seeks to develop the site in manner which would be detrimental and far removed from how the site currently appears and how it existed until fairly recently, before the buildings were demolished. The resultant development would fail to recognise the intrinsic character of the countryside and as such would be contrary to Saved Policies E1 and E6 of the BDBLP and the NPPF. Trees A tree survey has been submitted with the application. This has identified the crown and root constraints associated with the existing trees and has been used to inform the layout and design of the proposed development. Several trees will be removed however the Council's Tree Team has considered this and has no objection to their removal. However to ensure that the trees to be retained are protected adequately throughout construction, if the proposal is recommended for approval a suitably worded condition should be recommended to require the submission of a tree protection plan and arboricultural method statement prior to any development commencing. As such the proposal is considered to comply with Saved Policy E6 of the BDBLP and the NPPF with regard to the impact on trees. Impact on neighbouring amenities The proposal would not adversely affect the amenity of neighbouring properties given that there are no immediate neighbouring properties and given the distances to other dwellings in the vicinity. Transport, Parking and Highways Hillhouse Lane is a single carriageway, unlit road with no pedestrian footways. It has the national speed limit of 60 mph for cars, however due to the limited visibility caused by high hedges and sharp bend this speed would not be able to be achieved safely. Due to the location of the site in a very rural environment there are no bus services within the immediate area. Future residents would be highly likely to be reliant on the use of a car to access local amenities and services. There would be sufficient parking on site to serve the proposed dwelling. The proposal includes the continued use of one of the accesses and the closure of the other. This is considered to be acceptable in highway terms subject to suitably worded conditions relating to provision of construction vehicles and storage of materials; no mud on the highway; gates to be set back 6 metres from the highway and provision of parking and securing the stopping up of the western access in an acceptable manner.

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Biodiversity The Biodiversity Officer has raised no objection subjective to informatives in relation to the Wildlife and Countryside Act 1981 and breeding birds given that the proposal involves the removal of vegetation and that works should be avoided which might damage an active birds nest during the bird breeding season. The Biodiversity Officer has also advised that it is unlikely that the site has been colonised by reptiles, since the demolition of the buildings on site, however it would be prudent to undertake a phased vegetation clearance and if any reptiles are encountered advice should be sought. If the application was to be recommended for approval an informative would be recommended to reflect the advice of the Biodiversity Officer. The concern regarding Great Crested Newts (GCN), raised by a local resident is noted, however the nearest significant pond is over 250m away and there are no records of GCN in the vicinity of Headley. Therefore the Biodiversity Officer has advised that this proposal represents a low risk of harm to this species. The proposal is therefore considered to be acceptable in relation to Saved Policy E7 and the NPPF. Other matters The Environmental Health Team has advised that historic maps indicate that the site has been a farm, a potentially contaminating land-use, since c.1900. Given this and the fact that the proposed use is sensitive to the presence of contamination means that contamination assessments will need to be undertaken. The Environmental Health Officer has advised that it would be acceptable for this information to be secured via conditions. Conclusion It is considered that the proposal would not constitute a form of sustainable development, given that it would fail to provide an environmental role as a result of the harm arising to the character and appearance of this area of countryside and its failure to recognise its intrinsic character. These adverse effects would significantly and demonstrably outweigh the modest contribution that one additional dwelling would make to housing supply within the Borough. Informative(s):- 1. In accordance with paragraphs 186 and 187 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and proactive manner:- offering a pre-application advice service considering the imposition of conditions and or the completion of a s.106 legal agreement.

In this instance:

the applicant was updated of any issues after the initial site visit,


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15/04068/FUL

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15/04068/FUL

Proposed site plan

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15/04068/FUL

Proposed north east elevation

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Item No. 6

Application no: 15/04120/HSE


Site Address 84 Franklin Avenue Tadley Hampshire RG26 4EU

Proposal Erection of double garage with first floor for home office

Registered: 18 November 2015 Expiry Date: 24 March 2016


Householder Permission

Case Officer: Peter Tanner 01256 845361

Applicant: Mr John Castle Agent:

Ward: Baughurst And Tadley North

Ward Member(s): Cllr Michael Bound Cllr Robert Tate

Parish: TADLEY CP OS Grid Reference: 459271 162317


Reasons for Approval 1. The proposed development would be of an appropriate design and relate to

surrounding development in an appropriate manner and as such complies with the National Planning Policy Framework (March 2012); Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011 and Appendix 13 of the Design and Sustainability Supplementary Planning Document.

2. The proposed development is appropriate in design terms and would neither

dominate or compete with the host building and as such complies with the National Planning Policy Framework (March 2012); Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011 and Appendix 13 of the Design and Sustainability Supplementary Planning Document.

3. 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 and as such complies with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

4. The proposed 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 Saved Policy A1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

General comments This application is brought to the Development Control Committee at the request of Councillor Bound for the following reason:


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"Bearing in mind that this site has been somewhat contentious in the past and perhaps the fact that there haven't been the number of objections on the revised application compared to the previous one might be because people supposed that their objections carried forward, I would agree that the matter should go to DC". This request has been seconded by Councillor Tate. Planning Policy The site lies within Tadley Settlement Policy Boundary. National Planning Policy Framework (NPPF) (March 2012) Section 7 (Requiring good design) Adopted Local Plan 1996 - 2011 (saved policies) A1 (Car Parking) D5 (Residential and Other Development within Settlements) E1 (Development Control) Supplementary Planning Documents and Guidance (SPD's and SPG's) and interim planning guidance Appendix 13 of the Design and Sustainability Supplementary Planning Document. Residential Parking Standards Supplementary Planning Document Tadley Design Statement Description of Site The application site comprises a plot of land, located to the north of 84 Franklin Avenue, and accessed via Bond Close. The piece of land is separated by virtue of boundary fencing that has been erected, although the red-line plan submitted for the application details that it all falls within the ownership of 84 Franklin Avenue. The parcel of land is slightly overgrown, bounded by wooden fencing and accessed via a field gate. In addition, no. 82a Franklin Avenue lies in close proximity to the site, sited alongside the plot to the east. Proposal The proposal is for the erection of a double garage with first floor for home office. The original submission was for a structure with a footprint of 9m by 6.2m rising to an eaves height of 4.1m and overall height of 6.6m. The proposals have since been amended, and now comprise a garage measuring 7.7m in width and 6.6m in depth, with a simple pitched roof design and eaves height of 3m and total ridge height of 5.7m. The proposal would comprise garaging for 2 vehicles at ground floor level, with internal stairs leading up to a home office above, which is served by rooflights to be inserted in the eastern and western roofslopes. The materials would comprise brick and tile. Consultations Cllr Bound - "I note Cllr Tate's preference for the matter to be aired at DC committee. Bearing in mind that this site has been somewhat contentious in the past and perhaps

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the fact that there haven't been the number of objections on the revised application compared to the previous one might be because people supposed that their objections carried forward, I would agree that the matter should go to DC. I note that on the application documents the proposed rear view is actually the side view. There are no dimensions that I can see and no indication of how far the build extends into the site; when there was a house proposed this very much concerned the viewing panel as the house to the rear does have a window that would be very much obscured by this proposal.” Tadley Town Council (original and amended plans) - "If this application is approved conditions of approval should include that the garage does not become a separate residential dwelling and it should be tied to 84 Franklin Avenue". Public Observations 5 letters of objection have been received (4 during the initial consultation and 1 following the neighbour re-consultation) and are summarised below:

Proposal is not compatible with the surroundings and is not sympathetic to surrounding properties.

More light degradation and privacy issues.

Existing off-site parking in the area is an issue, with further cars on footpaths etc.

Plan seems to indicate existing parking spaces would be relocated

Possible parking problems with use of garage.

Proposals will overlook rear of neighbour’s property, no. 86 Franklin Avenue.

Proposal is too big for this location and the plot is too small.

Impact upon party walls, particularly with foundations.

The proposed location of the entrance door leading into the 'home office' seems strange as it is accessed directly off bond close.

Draw attention to a very recently constructed drop kerb crossing council land which has been formed leading off of Bond Close up to the boundary wall of the application property.

Concern that the new 'home office' won’t be used as a home office at all and may be rented out as a commercial office with parking set within a residential street.

The applicant has tried to build dwellings on the same plot previously (and had them refused) how would it be ensured that the building wouldn't be used as a self-contained flat with parking?

Bond Close is already extremely congested with parking and a home office may impact further on the parking through visitors.

Relevant Planning History

13/01469/FUL Change of use of land to B8 use

(Storage/Distribution)

Withdrawn 02.10.13

13/01841/FUL Erection of two bedroom house Refused

Appeal

Dismissed

13.11.13

06.03.14

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BDB/76880 Erection of 1 no. two bedroom dwelling Refused

Appeal

Dismissed

03.12.12

21.06.13

BDB/76879 Erection of 2 no. one bedroom flats Refused 13.12.12

BDB/74803 Erection of 1 no. two bedroom dwelling Refused 15.09.11

BDB/73135 Certificate of Lawfulness for the

proposed erection of a detached

building forming games room

Granted 03.11.10

BDB/72724 Certificate of Lawfulness for the

proposed erection of a detached

building forming games room

Refused 10.08.10

BDB/70772 Outline application for the erection of 1

no. two bedroom dwelling

Refused 22.09.11

Assessment Planning History There is a substantial amount of planning history relating to this site. Whilst it is advisable to provide a brief summary of the previous planning applications, it should be noted that these were not for what is currently being proposed, albeit they are material considerations. In very general terms there have been five planning applications for new residential accommodation (BDB/70772, BDB/74803, BDB/76879, BDB/76880 and 13/01841/FUL) all of which have been refused planning permission between 2011 and 2013. In addition BDB/76880 and 13/01841/FUL were both subject to an appeal with the Planning Inspector, both of which were dismissed. There has also been two applications for certificate of lawful use (BDB/72724 and BDB/73135) one of which was refused and the other granted for the erection of a detached building forming a games room, although this has never been constructed. Finally, there was an application (13/01469/FUL) for the change of use of land to B8 use (storage and distribution) although this was withdrawn prior to its determination. As above, whilst this planning history is noted, the current proposal is for a garage building including a home office use. Principle of development The proposed erection of a garage with a home office above, located within a Settlement Policy Boundary, would be supported by national and local planning policy and therefore the principle of this form of development is accepted, subject to the relevant material planning considerations, as detailed within the assessment below. Impact on the character of the area/ design The surrounding area is residential in character with a number of different styles of properties located around the site. Bond Close is a later development of a higher density than Franklin Avenue. Following significant amendments to the scheme, it is considered

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that the proposal would not have any significant adverse impact upon the character of the streetscene or the wider area. Appendix 13 of the Design and Sustainability SPD states that a garage should not project forward of a strong building line as this could make it appear visually prominent on the street scene and have an undesirable impact on the established pattern and character of the area. Whilst this guidance is noted, in this instance it is considered that there is not a strong, defined building line and the proposal would be located to the rear of one property and to the side of another. It is therefore considered that the proposed building would appear in keeping with the locality and no objections are raised. Given the size and siting of the proposed garage, it is considered that it would not have an impact on the character of the host dwelling and would not dominate or compete in terms of scale and height thus remaining subservient to the host property. No objections are raised in this regard. Finally, the materials proposed for the building have been stated as brick and tile, within the application submission. Whilst this is considered to be acceptable, no further details have been provided and therefore to ensure that appropriate materials are used in its construction, it is considered reasonable to impose a condition to ensure that details of the materials proposed are provided prior to the commencement of development. Impact on neighbouring amenities The proposed garage would be situated on a parcel of land, visible from neighbouring properties located to the north, east and west. The building would be set well into the site, on a similar footprint and alignment to the neighbouring property to the east, No 82a Franklin Avenue, approximately 2.5m from this neighbour. The proposed garage building would be located 18m from the neighbour to the north, 14m from the neighbour to the south west and 15m from the neighbour to the north west. Following the significant amendments to the scheme and in particular a reduction in the ridge and eaves height, it is considered that the proposal, with a maximum height of 5.7m would not have any significant impact upon the amenities of adjoining neighbours, in terms of any overbearing effects and would not result in any significant loss of light or outlook, that would be harmful to these neighbours. It is noted that currently the neighbour at 82a Franklin Avenue benefits from a first floor side window in the western elevation, which would face towards the proposed garage building. Whilst the proposal would be clearly visible from this window, given the distance, the overall height and the roof design sloping away from this neighbour, it is considered that there would be no adverse impact upon this window. In addition, whilst rooflights are proposed at first floor level, facing east and west, given their siting and relationship to neighbouring properties, it is considered that they would not result in any significant levels of overlooking or loss of privacy that would warrant a refusal of this current application. As such, no objections are raised in this regard. Highways and Parking The proposed garage building would not increase the requirement for parking provision on the site. Currently, there are two vehicle parking spaces that serve 84 Franklin Avenue, adjacent to where the proposed garage building would be sited, as there is no provision for vehicle parking to the front of the property. The proposed garages would meet the required internal dimensions of 3m by 6m, as detailed within the Residential Parking Standards SPD, and can therefore be considered suitable to provide vehicle parking and secure cycle storage. The proposal would therefore result in 4 vehicle parking spaces, which is not considered to be unnecessary for a residential property in

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this location. It is therefore considered that there would be no significant highway safety or parking issues and no objections are therefore raised in this regard. Other matters Given the information submitted within the application, in terms of the red-line plan and ownership certificate, this application has been assessed on the basis that the proposed garage building and home office would be used in association with the residential use of 84 Franklin Avenue, and would not be used separately for any business or commercial use. As such, a relevant condition has been imposed to ensure this. Furthermore, given the planning history on the site, it should be noted that this application has been assessed on the basis of a garage/home office building, and if it were the intention to use the building as a separate unit of accommodation, a formal planning application for this use would be required. Conditions 1 The development hereby permitted shall be carried out in accordance with the


Drawing No. PL02 REV B, received 08/02/2016




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 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 unless otherwise agreed in writing by the Local Planning Authority. REASON: Details are required prior to development because insufficient detail was submitted with the application and in the interests of the visual amenities of the area and in accordance with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

4 The garage and home office hereby approved shall not be occupied at any time

other than for purposes incidental to the residential use of the dwelling known as 84 Franklin Avenue and shall not be sold off, sub-let or used as a separate unit of accommodation, nor used in connection with any trade, business, profession or commercial enterprise. REASON: The garage building used as a separate dwelling would result in an unacceptable cramped form of development with insufficient private amenity space to be occupied separately from the main dwelling and in the interest of local amenity and highway safety, in accordance with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

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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 £97 per request or £28 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.



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


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15/04120/HSE

Location plan

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15/04120/HSE Site Layout

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15/04120/HSE

Proposed garage plans and elevations

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Item No. 7



Site Address 10 Winchester Street Overton Hampshire RG25 3HS

Proposal Change of use from a bank (Class A2) to a hot food takeaway (Class A5); installation of extraction/ventilation and other minor external alterations.

Registered: 27 November 2015 Expiry Date: 29 December 2015



Case Officer: Rob Sims 01256 845304

Applicant: Third State Pizza Company Ltd

Agent: Mr Fergus Sykes

Ward: Overton, Laverstoke And Steventon

Ward Member(s): Cllr Ian Tilbury Cllr Colin Phillimore

Parish: OVERTON CP OS Grid Reference: 451527 149608


Reasons for Approval 1. The proposal would contribute to the vitality and viability of the village centre and

bring a vacant building back into economic use and as such complies with the National Planning Policy Framework (March 2012).

2. The proposed development would preserve and/or enhance the character of the

Conservation Area and as such complies with the National Planning Policy Framework (March 2012) and Saved Policy E3 of the Basingstoke and Deane Borough Local Plan 1996-2011.

3. The proposed development would be of an appropriate design and relate to

surrounding development in a sympathetic manner and as such complies with the National Planning Policy Framework (March 2012); Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

4. The proposed development would not result in any undue noise, odour and

disturbance impacts to neighbouring properties and as such complies with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

General Comments This application is brought to the Development Control Committee in line with the Council's Scheme of Delegation given the number of objections received and the Officer's recommendation for approval.


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Planning Policy The application site lies within the Overton Conservation Area and the Settlement Policy Boundary. Therefore, the proposal will be considered against the following policies. National Planning Policy Framework (NPPF) (March 2012) Achieving sustainable development Section 1 (Building a strong, competitive economy) Section 2 (Ensuring the vitality of town centres) Section 7 (Requiring Good Design) Section 12 (Conserving and enhancing the historic environment) Adopted Local Plan 1996 - 2011 (Saved Policies) Policy E1 (Development Control) Policy E3 (Areas of Architectural or Historic Interest) Policy EC10 (A3, A4 and A5 Food and Drink) Supplementary Planning Documents and Guidance (SPD's and SPG's) and interim planning guidance Appendix 4 Design and Sustainability SPD (Historic Environment: Conservation Areas) Other Legislation and Material Documents Section 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990 Overton Conservation Area Appraisal 2003 Overton Village Design Statement 2002 Draft Overton Neighbourhood Plan Description of Site The application site comprises a ground floor unit on the western side of Winchester Street and has until recently been occupied by HSBC (Class A2). The site is located within the Overton Settlement Policy Boundary and within the Overton Conservation Area. There is a parking area to the rear of the site. The existing frontage of the building comprises of a large grey fascia, a tiled and boarded entrance to the left hand side and boarded up shop windows on the right hand side. Proposal This application seeks planning permission to change the use of the ground floor of the building from a bank (use class A2) to a hot food takeaway (A5). The application also seeks permission for external alterations to the shop front, which includes the installation of three glazed windows to the right hand side of the shop front and formation of a single entrance door to the left hand side of the shop front and glazing either side of the door with solid panels beneath. The existing ground floor windows on the southern and western elevations would be blocked up. The proposals also include the installation of an extraction and ventilation system comprising of a duct running from the oven, through the flat roof at the rear of the unit

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and discharging vertically one metre above the level of the flat roof. Air conditioning and cold room compressors would be located on the rear elevation wall. A fresh air intake duct would located to the rear of the property. Updated plans were submitted on 16/12/15 as the original plans were not legible. Additional plan and details of the ventilation system were submitted on 01/02/16 following receipt of comments from the Council's Environmental Health Officer. A Plant Noise Assessment was submitted on 04/03/16. Amended plans were submitted on 08/03/16, which, following the submission of the Plant Noise Assessment, show acoustic enclosures that would be fitted around the compressors. In addition, attenuators have been installed at the extract and intake ducts. Consultations Overton Parish Council - 'It was felt that this application would have a significant detrimental impact on the residential amenity due to the proximity to residential properties to both sides and behind 10 Winchester Street. There would be a significant change to the number of hours that the building was in use and it was felt that the opening hours stretching to 11.00pm, seven days per week was unacceptable due to the noise from clients, delivery vehicles etc. There was concern expressed regarding the compressors which were not visible to members of the public on Winchester Street but were visible to the residents of Poyntz Road. There was also deep concern that there would be emission of noise from the compressors at all times and that this would cause disturbance. The application stated that there was unrestricted parking in the village centre and also a nearby public car park. The council disputed this; the current parking was inadequate for existing use and was therefore undergoing review by BDBC. The access to the rear parking area was narrow and it was not possible to judge if there were any available spaces from outside the car park. Clients in cars would also have to cross the pavement to be able to access the rear parking area. There are already five takeaways within the village and it was felt that another outlet of this nature was unnecessary. It was noted that deliveries could not be made to the back of the property and so they would have to park in Winchester Street which would conflict with deliveries to the Co-operative opposite possibly making the road impassable. There was concern that there were scant details of the works to be carried out to the front of the building and no mention of signage and lighting. The parish council felt that the borough council should be encouraging any applicant to enhance the frontage of the building to be in keeping with the attractive centre of the village which is in the Conservation Area. The application represented a major change in use which is unwelcome.

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It is noted that very little care had been taken with the application, which was full of inaccuracies - reference to West Berkshire and Dorset, referring to Overton as a town and mention of the Woolpack Public House - and was considered to be inadequate - objection' Environmental Health: No objection subject to conditions. Conservation Officer: No objection - subject to condition regarding size and colour of vent. Highways Officer: No objection subject to informative. Public Observations Nineteen letters of objection have been received raising the following concerns: Undesirable use of the building

The individual and cumulative effect of another hot food takeaway run by a large national company will be to undermine the viability of those that already exist and undermine the quality and local distinctiveness of the Overton Conservation Area.

Overton has 11 food outlets already.

Overton has 5 takeaways already; the applicant's planning statement inaccurately states 3.

Local businesses and their viability would be compromised.

Dominos would put off any sensible independent proprietor.

Another takeaway is not needed in the village. Impact on the Conservation Area

Proposals would not enhance the charm of the village which is mainly family run businesses.

Shop design and signage would be detrimental to the aspect of Winchester Street.

Proposed alterations would make the building more an eyesore than existing and would be contrary to the Village Design Statement.

Lots of glazing to the frontage would be out of keeping and be poor design. Noise and Disturbance

The opening hours to 11pm 7 days a week would result in unacceptable noise impacts to neighbouring properties.

Proposed opening hours would result in anti-social behaviour, noise and littering

Takeaway would generate unacceptable noise and odour.

Extractor/Ventilation/Compressor system would produce noise pollution.

Takeaway will result in the loss of privacy to neighbouring residential properties due to noise and disturbance.

Takeaway would result in more waste and vermin issues. Parking Issues

Existing parking problems would be made worse from the development.

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Delivery vehicles would cause noise and disturbance to residents and additional traffic congestion.

Parking area would be unsuitable for deliveries.

Business would involve delivery motorcycles operating well into the small hours with consequent noise.

Application Inaccuracies

Application contains many factual mistakes about the number of takeaways, the description of the site and its location.

Planning History BDB/41837 Installation of ATM cash machine GTD 08.09.97 BDB/41781 Display of externally illuminated fascia

and projecting signs GTD 10.03.98

BDB/34794 Display of non-illuminated fascia and

externally Illuminated projecting sign

GTD 08.12.93

Assessment Principle of development Applications to change the use of the building are considered against Saved Policy EC10 of the Adopted Local Plan, which states that 'proposals for A3, A4 and A5 uses will be permitted provided that they do not individually or cumulatively undermine the vitality or viability of the town centre or give rise to unacceptable environmental or public safety problems are generally permitted.' Saved Policy EC10 is directly applicable in this instance as the proposal would result in the change of use of the building from A2 (Bank) to an A5 (hot food takeaway) use. The relevant paragraphs of the NPPF are also a material consideration. In particular, paragraphs 17 and 19 are relevant, which state that 'significant weight should be placed on the need to support economic growth through the planning system.' Paragraph 23 also states that Local Planning Authorities should 'recognise town centres as the heart of communities and pursue policies to support their viability and vitality.' Whilst the emerging Neighbourhood Plan policies attract limited weight at this stage, 'Policy S1: Local Shops' is the most relevant which states: 'Proposals to improve existing shops and provide new ones will be supported, particularly in Winchester Street and High Street, provided they comply with all the other policies in this plan and are comparable in size to existing shops.' The key consideration of this application is whether the proposed change of use to a takeaway would individually or cumulatively undermine the vitality or viability of the village centre or give rise to unacceptable environmental or public safety problems. Such environmental impacts include the impact of the external works on the character and appearance of the Conservation Area and noise and odour impacts on neighbour amenity. The impact on the highway network also needs to be considered.

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Impact on the viability and vitality of the village In terms of assessing whether the proposed takeaway use would undermine the vitality or viability of the village centre, the applicant's 'Planning, Heritage, Design and Access Statement' seeks to justify that the proposals would comply with Saved Policy EC10 and the guidance contained within the NPPF as: '…the proposal would not result in any change to the amount of non-retail uses within the Overton Town Centre. In addition, it would attract a good level of visitors as a number of customers will collect pizzas from the site rather than using the home delivery option. An online review confirms that there are two other takeaways in Overton. These are Mariners Fish & Chips (9 High Street) and Overton Kebab House (6A High Street). There is also an Indian restaurant at 20 Winchester Street (Redfort Tandoori) which offers an element of hot food takeaway. It is not thought that four takeaways in the town centre would constitute an overconcentration.' Furthermore the applicant adds: 'There will be approximately 35 part time jobs created as a result of the change of use and most of these employees will come from the local area. As such the proposal will help to boost the vitality and viability of Overton and would provide an additional service for local people.' A number of local residents have stated that there are four existing takeaway options within the village. Three are located along the main High Street and one to the south of the application site at 20 Winchester Street: - Tandoori Restaurant - 20 Winchester Street - Istanbul Grill - 6a High Street - Mariners Fish and Chips - 9 High Street - Pickles Indian Cuisine - 15 High Street The proposal would result in five takeaway options within the Village and a total of two along Winchester Street. Whilst it acknowledged that the village character of Overton has been retained through the physical containment of shops and commercial uses to a relatively narrow area, as noted within the Overton Neighbourhood Plan submission there are a total of 27 shops and commercial services located within the village, along the High Street and Winchester Street, which provide a wide range of services for its population. The addition of one further takeaway would therefore not significantly affect the overall balance of the existing uses on offer to serve the requirements of local people, given the notable number of other commercial units. Three of the existing takeaways in Overton are located along the High Street. The proposed takeaway would be sited to the south of the High Street, with intervening commercial uses providing separation between the existing takeaways and the proposed takeaway. Furthermore, the submission of this application indicates that there is a market demand for this type of use and it would provide employment for 35 people as well as bring an empty building back into use. The proposal would therefore represent an economic benefit that would enable the new use to contribute to the viability and vitality of Overton. It is noted that a number of local residents state that the character of the village is made up of a number of individual and specialist shops, however this does not preclude larger companies taking up empty units. Indeed the Coop and HSBC have been present in the village for a number of years and as the proposed occupier would replace the HSBC

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bank, there would not be any net addition of a national company than previous. Notwithstanding this, there is no policy requirement, supplementary planning documents or material planning considerations that indicate a requirement for individual or specialist shops. Whilst the Overton Neighbourhood Plan submission notes that 'with the exception of the Co-op, all the shops are independent small businesses', the proposal would not be in conflict with the draft policies of the emerging Overton Neighbourhood Plan, which states the aim of ‘Policy S1 - Local Shops' is to 'increase trade and provide a wider range of goods and services on sale in the village. It aims to promote local prosperity and reduce the need for travel outside the village thereby achieving economic social and environmental benefits.' The proposal represents a clear economic benefit of bringing a building back into use and providing employment, it would add to the wide range of goods and services in the village and it would not undermine the vitality and viability of the village. The proposed change of use to an A5 (Hot Food Takeaway) would therefore comply with Saved Policy EC10, paragraphs 17 and 23 of the National Planning Policy Framework, (that require planning to take account of the different roles and character of different areas, to support the viability and vitality of town centres and to encourage local planning authorities to plan positively for the future of town centres to encourage economic activity) and the proposals would not be contrary to the emerging Neighbourhood Plan policies, which in this case attracts limited weight. Impact of the proposed alterations on the character and appearance of the Conservation Area/ design The site lies within the Overton Conservation Area and the proposal seeks to make changes to the external shop front of the building. Saved Policy E3 seeks to ensure that proposals preserve or enhance their special character or appearance by retaining buildings, architectural features, trees, spaces and other features which are important to the character and appearance of the Conservation Area. This criteria is consistent with paragraphs 129 and 131 of the NPPF which seeks to 'avoid conflict between the heritage asset's conservation and any aspect of the proposal' (129) and ensure development 'makes a positive contribution to local character and distinctiveness' (131). Section 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990 also outlines a statutory requirement 'to preserve or enhance the special character of the Conservation Area and its setting.' The proposed physical changes to the building include external alterations to the shop front through the installation of three glazed windows to the right hand side of the shop front and the formation of a single entrance door to the left hand side of the shop front and glazing either side of the door with solid panels beneath. The existing windows on the southern and western elevations will be blocked up. It is also proposed to install an extraction and ventilation system comprising of a duct running from the oven, through the flat roof at the rear of the unit and discharging vertically one metre above the level of the flat roof as well as the addition of air conditioning and cold room compressors located on the rear elevation. The existing building is not identified as a notable building within the Conservation Area, indeed it is described as a negative building within the Overton Village Design Statement due to its 'inappropriate design...which must not be repeated if the village centre is to retain its character.'

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The key consideration is whether the proposed changes would make an enhancement to the existing building or make the building more unattractive than existing. The proposed shop front changes would remove large sections of tiling and grey cladding from the existing building and replace them with an aluminium glazed shop front with fully glazed windows, which is more akin to a typical shop front and others within the village centre. Therefore it is considered that the shop front changes would enhance the existing appearance of the building and achieve a more sympathetic and symmetrical shop front than the existing. With regards to the blocking up of windows to the side elevation, this side elevation is a not prominent or notable feature of the street scene therefore their removal will not be detrimental to the character and appearance of the Conservation Area. With regards to the new extraction duct, fresh air intake and air conditioning compressors located to the rear of the building, these are not considered to result in visually dominant or invasive features that would harm the visual amenities of the area. The Conservation Officer is also of this view, who recommends a condition securing a 'matt black' colour for the extract duct as opposed to bare metal. Whilst this request is noted the proposed colour to match the existing roof would suffice in this instance. The air intake and extraction duct would project above the existing flat roof however this projection is not considered to be substantial and their 'cowl colours to match existing pitched roof tiles' would help them blend with the existing roof. The proposed air conditioning and cold room compressors would be located on ground floor level, and would be small and insignificant features of the existing rear elevation. The amended plans received on 08/03/16 show that these would also be supported using anti-vibration mounts and acoustic enclosures, which would measure 1.7m high x 1.0m deep x 1.65m wide (A/C enclosure) and 1.9m wide x 1.1m deep x 1.2m high (cold room compressor). The materials and colours for the acoustic enclosure will be conditioned to match the existing elevation. Therefore the proposed external changes to the building to facilitate the change of use are considered to be acceptable and would preserve the character and appearance of the Conservation Area. Therefore the proposal is considered to comply with Saved Policies E1 and E3 of the Adopted Local Plan, Section 72 of the Town and Country Planning (Listed Buildings and Conservation Areas) Act 1990, and Section 12 of the NPPF. Impact on Neighbouring Amenities The surrounding properties are commercial units with a range of uses and opening hours. The proposed opening hours of the new unit would be 0900-2300 Monday to Sunday. In terms of how that relates to the existing takeaways in the village, the following hours of opening apply:

Tandoori Restaurant - 20 Winchester Street - 1130 - 2330 Monday to Sunday

Istanbul Grill - 6a High Street - 1000 - 2300 Monday to Saturdays and 1000 - 2230 Sundays

Mariners Fish and Chips - 9 High Street - Up until 2330 Monday - Thursday and Sundays, Up until Midnight Friday and Saturday

Pickles Indian Cuisine - 15 High Street - Up until Midnight Monday - Thursday and Sundays, Up until 0100 Friday and Saturday

Given the variation into the late evening for all these takeaways, the proposed opening hours of 0900-2300 Monday to Saturday are considered to be reasonable and consistent. However, the Environmental Health Officer (EHO) recommends the Sunday

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and public holiday opening hours are reduced to 1000 hours to 2300 hours in the interests of neighbouring properties. This reduction is considered to be reasonable in this instance given the site is bounded by a number residential properties to the west namely 13-16a Poyntz Road. A condition will be imposed stipulating these opening hours. Noise and odour impacts on the neighbouring dwellings are considered below. Noise and Odour Noise and odour are likely to be increased from the site as result of the extraction fans and air conditioning systems. Additional information was submitted by the applicant on 01/02/16 in response to comments from the EHO for additional information for operating times of the air conditioning units and specification details of the extract fan and odour control. Having reviewed the additional information, the EHO has confirmed that no objection is raised given that: A higher level of odour abatement will be achieved with the addition of carbon filtration. This is in accordance with the DEFRA guidance on odour control from commercial kitchens. The comments of the EHO are agreed as is the suggested condition to implement the applicant's proposed scheme for protecting the existing nearby dwellings from cooking odour. Such a scheme will control odour and any subsequent harm to neighbour amenity. A Plant Noise Assessment was submitted by the applicant on 04/03/16. The EHO has reviewed the assessment and considers that the potential noise impacts from the proposed takeaway would not result in unacceptable noise impacts, subject to implementing the proposed noise mitigation works within the report. The views of the EHO are agreed and a condition is considered to be necessary to ensure the proposed noise mitigation is implemented in the interests of neighbour amenity. In respect of noise and disturbance from the delivery of supplies to the A5 business, the EHO has recommended a condition restricting the delivery times (excluding postal and takeaway delivery) before the hour of 0730 and not after 1800 hours Monday to Friday and before the hour of 0800 and not after 1300 Saturdays nor on Sundays or recognised public holidays. The recommended delivery hours are agreed and would ensure minimal disruption to neighbour amenity from deliveries. Impact on the Highway Network The site is situated within a Rural Settlement, Overton, for the purposes of assessing NPPF Sustainable Transport Modes and the provision of commercial motor vehicle and secure cycle parking provision plus refuse/recycling facilities. Winchester Road has on-street parking offset from the main carriageway; it is within the 30mph speed limit area. On-street parking is known to be well used during the working day as are the public car parks within the centre of Overton. Whilst the Council's Highway Officer acknowledges that the proposed use may have a different customer demand profile compared with the existing use, no objection is raised by the Highway Authority in this instance as the existing carriageway and public car parks would provide availability of motor vehicle parking for the customers. In particular on street parking along Winchester Street is evident for a significant distance from the south up to the Overton Pharmacy. Furthermore customers would be able to use the public car park which is located 60m to

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the north east of the site. The site is also highly accessible for users of public transport. Parking for staff would also be provided informally at the courtyard to the rear of the site. It is also considered that the existing parking area would be adequate to serve delivery vehicles and the restriction of delivery times would ensure minimal conflict between the highway network and operations of the proposed A5 use. With regards to waste, the proposed ground floor plans demonstrate that bins will be stored in the rear courtyard immediately to the rear of the store room. On collection days this will be wheeled to the front for collection. This arrangement is considered to be suitable and would meet the relevant waste standards. Therefore it is considered that the proposed change of use would not result in a significant amount of additional traffic or additional parking issues that would be detrimental to the highway network. Other Matters A number of the objections refer to takeaways attracting anti-social behaviour; however this is not a planning matter, whereby the appropriateness of the use of the building and its impact on the vitality and viability of the village and its visual impact on the Conservation Area, falls for primary consideration in this instance. In addition a number of residents consider the indicative signage on the proposed plans would be unsuitable for the area. The signage does not fall for consideration under this application and will be the subject of an application for separate advertisement consent, which would consider the appropriateness of the size, lettering and colours of the advertisement and any proposed illumination. Conditions 1 The development hereby permitted shall be carried out in accordance with the


Location Plan – drawing number DB208-LP – received 26/11/15 Block Plan – drawing number DC208-BP REV B – received 08/03/16 Proposed Prelim - drawing number DC208-GA-04 REV C – received 08/03/16 Proposed front and rear elevations - drawing number DC208-EL-05 REV B – received 08/03/16 Proposed side elevations - drawing number DC208-EL-06 REV B – received 08/03/16

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 The works for which planning permission is hereby granted shall be carried out

using the materials specified in the submitted application forms and approved plan 'Proposed Front and Rear Elevations – drawing number DB208-EL-05 REV B'

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received on 08/03/16 unless otherwise agreed in writing by the Local Planning Authority.

REASON: In the interests of the visual amenities of the area and in accordance with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

4 The premises shall not open before 0900 hours or remain open after 2300 hours on

Mondays to Saturdays, and 1000 hours to 2300 hours on Sundays or any recognised public holiday.

REASON: To protect the amenities of the occupiers of nearby properties and in accordance with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

5 With the exception of postal and takeaway deliveries, no deliveries to the site shall

take place before the hour of 0730 nor after 1800 hours Monday to Friday and before the hour of 0800 nor after 1300 Saturdays nor on Sundays or recognised public holidays.

REASON: To protect the amenities of the occupiers of nearby properties and in accordance with Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

6 The approved use shall not commence until all of the works which form part of the

scheme for protecting the existing nearby dwellings from cooking odour as outlined within the ‘Supporting Annex B document for Proposed Ventilation System - Revision A’ submitted by Delta Bravo Limited dated 01/02/16 have been implemented.

REASON: To ensure that cooking odours emanating from the premises are adequately mitigated in the interests of residential amenity and in accordance with Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

7 The scheme of noise mitigation measures as recommended in the Cole Jarman

Plant Noise Assessment (Ref: 16/0113/R1) to control noise emanating from the site shall be installed prior to the opening of the premises. The development shall be carried out and thereafter maintained in accordance with the approved scheme, unless otherwise agreed in writing by the Local Planning Authority.

REASON: To ensure that the buildings, structures and plant are adequately sound proofed in the interests of the amenities of the occupants of nearby premises and in accordance with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

INFORMATIVES 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.

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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 £97 per request or £28 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.



- 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. With respect to the Means of Access Condition consent under the Town and

Country Planning Acts must not be taken as approval for any works carried out within or project under or project over any footway, including a Public Right of Way, carriageway, verge or other land forming part of the publically maintained highway. The development will involve works within the public highway. It is an offence to commence those works without the permission of the Local Highway Authority, Hampshire County Council. In the interests of highway safety the development must not commence on-site until permission has been obtained from the Local Highway Authority authorising any necessary works, including street lighting and surface water drainage, within the publically maintained highway. Public Utility apparatus may also be affected by the development. Contact the appropriate public utility service to ensure agreement on any necessary alterations.

The construction of the vehicular crossing(s) will require approval and licensing by

the Local Highway Authority, further advice about works within the public highway can be obtained from Hampshire County Council’s Area Office, telephone 0300 555 1388.

Information on crossings - http://www3.hants.gov.uk/roads/highway-

information/vehicular-crossings.htm 4. The applicant is reminded that this approval does not give any indication of any

consent necessary under the Town and Country Planning (Control of

http://www3.hants.gov.uk/roads/highway-information/vehicular-crossings.htm

http://www3.hants.gov.uk/roads/highway-information/vehicular-crossings.htm

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Advertisements) Regulations 1992 which may or may not be required nor any indication that such consent will be forthcoming. The applicant is advised to contact the Planning and Development Manager in this regard.

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15/04215/FUL

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15/04215/FUL

Proposed Prelim

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15/04215/FUL

Proposed front elevation