(Public Pack)Agenda Document for Development Control Committee

Public Document Pack

To: All Members of the Development Control Committee

Councillor P Miller (Chair) Councillor N Robinson (Vice-Chair) Councillor M Bound Councillor D George Councillor S Grant Councillor S Godesen Councillor P Harvey Councillor D Leeks Councillor D Potter Councillor D Sherlock Councillor M Westbrook

Dear Councillor

Development Control Committee Wednesday, 6 March 2019

Your attendance is requested at a meeting of the Development Control Committee on:

Date: Wednesday, 6 March 2019 Time: 6.30 pm Place: Committee Rooms 1 & 2 - Deanes

Yours sincerely

Melbourne Barrett Chief Executive

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Chief Executive Melbourne Barrett MBA MRICS Interim Executive Director of Borough Development Neil Taylor Executive Director of Borough Services Rebecca Emmett BSc (Hons), AIEMA Interim Executive Director of Finance and Resources Graham Cadle

For more information please contact the Democratic Services team: 01256 844844 Or email: democratic.services@basingstoke.gov.uk Visit: www.basingstoke.gov.uk/committeemeetings

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Public Participation Scheme Members of the public are invited to address the committee on all items presented at a committee meeting. Public speaking on these items will take place at the same time that the item is considered.

If members of the public wish to address the meeting they should notify Democratic Services prior to the meeting.

The public participation scheme is available to access through the council’s website - www.basingstoke.gov.uk/participation

COMMITTEE PAPERS If you need this information in a different format, such as large print, please contact Democratic Services.

Alternatively all documents associated with this agenda can be accessed through the Council’s website on http://www.basingstoke.gov.uk/committeemeetings

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AGENDA FOR THE DEVELOPMENT CONTROL COMMITTEE

Members are encouraged to obtain any points of clarification on the reports on the Agenda in advance of the meeting.

Members of the public will be invited to speak at the relevant item

1. APOLOGIES FOR ABSENCE AND SUBSTITUTIONS

2. DECLARATIONS OF INTEREST

3. URGENT MATTERS

To consider any items of business, other than those shown on this agenda and which, by reason of special circumstances to be stated at the meeting, in the opinion of the Chairman, should be considered at the meeting as a matter of urgency

4. MINUTES OF THE MEETING HELD ON 6TH FEBRUARY 2019 7 - 44

The Chair will move that the minutes of the meeting be signed as a correct record. The only part of the minutes that can be discussed is their accuracy.

5. APPLICATIONS FOR PLANNING PERMISSION AND PUBLIC 45 - 200 PARTICIPATION THEREON

This report details the planning applications to the Committee for consideration and decision.

Contact Officer: Planning and Development Manager

Wards Affected: Basing, Baughurst and Tadley North, Bramley and Sherfield, Burghclere, Highclere and St Mary Bourne, Kingsclere, Tadley Central

6. EXCLUSION OF PRESS AND PUBLIC

To consider whether, in view of the nature of the remaining items on the agenda, any of them are likely to involve the disclosure of exempt or confidential information within the terms of Schedule 12A of the Local Government Act 1972

7. CONFIDENTIAL/ EXEMPT ITEMS FOR INFORMATION

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This page is intentionally left blank Agenda Item 4

Minutes of the Development Control Committee meeting held on Wednesday, 6 February 2019 in Committee Rooms 1 & 2 - Deanes, Basingstoke and Deane Borough Council at 6.30 pm

Members of the Development Control Committee in attendance: Councillor P Miller (Chair), Councillor N Robinson (Vice-Chair), Councillor M Bound, Councillor D George, Councillor S Grant, Councillor S Godesen, Councillor D Leeks, Councillor D Potter, Councillor D Sherlock and Councillor M Westbrook

51/18 Apologies for absence and substitutions

Councillor P Harvey was replaced by Councillor J Westbrook

52/18 Declarations of interest

Cllr M Westbrook declared that he had a predetermined position on application numbers 18/02322/FUL and 18/02323/ADV and stood down from the Committee.

53/18 Urgent matters

There were no urgent items.

54/18 Minutes of the meetings held on the 12th December 2018 and the 9th January 2019

The Minutes of the meetings held on 12th December 2018 and 9th January 2019 were confirmed by the Committee as a correct record and signed by the Chair.

55/18 Applications for planning permission and public participation thereon

The following Public Participation took place:

Interest Name Item no./Topic Support Mr D Bradbury Item 1 – 18/01089/FUL Support Mr S Garnett Item 1 – 18/01089/FUL Councillor Tate Item 1 – 18/01089/FUL Objector Mrs Kinnear (on behalf Item 2 – 17/02210/FUL of Mr Swallow) Support Mr Marsden Item 2 – 17/02210/FUL Support Mr Marsden Item 3 – 17/02211/LBC Support Mr Barkes Item 4 – 18/01341/FUL Support Mr Lasseter Item 4 – 18/01341/FUL Support Mr Markwick Item 5 – 18/01945/ROC Objector Mrs Markwick Item 5 – 18/01945/ROC Councillor Tate Item 5 – 18/01945/ROC Objector Mr Morris Item 6 – 18/02210/FUL

Page 7 Objector Ms Hall Item 6 – 18/02210/FUL Objector Mr Preedy Item 9 – 18/03245/HSE Support Mr Belsham Item 9 – 18/03245/HSE Councillor Bean Item 9 – 18/03245/HSE Parish Councillor Buckley Item 11 – 18/03394/FUL Support Painter Item 11 – 18/03394/FUL Support Kail Item 11 – 18/03394/FUL Councillor M Westbrook read out a Item 11 – 18/03394/FUL statement on behalf of Councillor Ashfield Support Mr Pettitt Item 12 - 18/03430/FUL Support Ms Leroux-Harvey Item 12 - 18/03430/FUL Councillor Ruffell Item 12 - 18/03430/FUL

1. Application – 18/01089/FUL: Erection of 17 apartments (2no 1 bedroom and 15 no 2 bedroom), parking, landscape and associated works. Site: Land Adjacent To Aldermaston Road And Boundary Place Tadley RG26 4QA

The Committee considered the report set out on pages 85 to 114 of the agenda together with the further material set out on the addendum sheet and other matters discussed at the meeting.

The Committee discussed the proposed application, which had previously been considered at the Development Control Committee meeting on the 12th December 2018. The Committee agreed to defer the application to allow the applicant to submit further information in relation to the affordable housing provision and the applicant’s stated contractual position with a registered affordable housing provider.

Members discussed the affordable housing provision and acknowledged that only 5 affordable units were secured within a S106 agreement. Mixed views were expressed as to whether the remaining 12 units could be accomplished in terms of affordable housing, as it would be reliant upon external bodies and a funding process which sat outside of any planning permission.

Some Members felt that there could be limited daylight to the apartments due to the proposed dwelling being located so near to a row of well-established Oak Trees and were concerned about the preservation of the Oak Trees long term.

Members referred to the recent appeal decision (ref APP/H1705/W/18/3200851) dated the 5th February 2019 where the site was located within Sector G of the Detailed Emergency Planning Zone (DEPZ). The appeal against refusal of the planning application was dismissed as the Inspector found that 'the proposal would adversely impact on the functioning of the emergency plan in the event of an incident through adding to existing pressures on resources to respond to an incident'. It was concluded that the proposal for three dwellings conflicted with Local Plan Policy SS7 and the National Planning Policy Framework (NPPF) (para 95) and that the harm identified would not be outweighed by other planning considerations.

Page 8 Most Members agreed that as the application site was situated within the DEPZ surrounding the Aldermaston Atomic Weapons Establishment (AWE). The proposed development would, as a result of the increase in population, within the most densely populated sector of the DEPZ (Sector H), have a detrimental impact on the Aldermaston off-site emergency planning arrangements. As such, the proposal would be contrary to the requirements of Local Plan Policy SS7 and guidance contained within Paragraphs 95 and 180 of the NPPF (2018).

RESOLVED that: the application be REFUSED for the following reasons:

Reasons for Refusal

1 The application site is situated within the Detailed Emergency Planning Zone (DEPZ) surrounding the Aldermaston Atomic Weapons Establishment (AWE). The proposed development would, as a result of the associated increase in population, the proximity to the centre of the DEPZ and location within the second most densely populated sector of the DEPZ (Sector J), have a detrimental impact on the Aldermaston off-site emergency planning arrangements. As such the proposal would be contrary to the requirements of Policy SS7 of the Basingstoke and Deane Local Plan 2011-2029 and guidance contained within Paragraphs 95 and 180 of the National Planning Policy Framework (2018).

2 In the absence of any suitable legal agreement, or sufficient information to justify the absence of a legal agreement, the proposed development does not make adequate provision for affordable housing and relevant community infrastructure to adequately off-set the impact of the development. The proposed development is therefore contrary to the Community Infrastructure Levy Regulations 2010 (Revised 2015), Policies CN1, CN6 and CN8 of the Basingstoke and Deane Local Plan 2011-2029 and the guidance contained within the Planning Obligations for Infrastructure Supplementary Planning Document (March 2018) and the National Planning Policy Framework (2018).

Informative(s):-

1. In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-

- proactively offering a pre-application advice (in accordance with paragraphs 39 - 46) - seeking further information following receipt of the application; - seeking amendments to the proposed development following receipt of the application; - considering the imposition of conditions (in accordance with paragraphs 54-55)

In this instance:

- the applicant was provided with pre-application advice;

Page 9 - the applicant was updated of any issues.

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

2. Application – 17/02210/FUL: Full planning permission is sought via enabling development for the repair and conservation of the listed agricultural barn for agricultural and ancillary residential storage use, the conversion and extension of locally listed barn to form 1 no. 4 bedroom dwelling, and the demolition and part demolition of farm buildings, lean-to extension and single storey extension. Outline permission is sought for the erection of 3 no. dwellings between the farm yard and 1 and 2 Freemantle Farm Cottages, and 1 no. dwelling on land to the East of the junction of Ashe Lane and the existing access to Freemantle Farm Site: Freemantle Farm Hannington Road North Oakley RG26 5TP

The Committee considered the report set out on pages 115 to 155 of the agenda together with the further material set out on the addendum sheet and other matters discussed at the meeting.

The Committee discussed the proposed application and the main area of concern raised was the location of (site 3) the proposed dwelling on land at the junction of Ashe Lane.

Some Members felt, as the location of site 3 was by ancient woodland it would be harmful to wildlife and have an adverse impact on landscape character and visual amenity and contrary to Local Plan Policy EM1.

Members considered that site 3 would result in an isolated dwelling in the countryside and conflicted with Local Plan Policies SS6 and SS1.

The Committee were in general support of sites 1 and 2 but agreed to defer the application for the applicant to consider an alternative location for site 3.

RESOLVED that: the application be DEFERRED for the applicant to consider alternatives to Site 3 as shown on the submitted plans.

3. Application – 17/02211/LBC: Repair and conservation of the listed agricultural barn for agricultural and ancillary residential storage use. Conversion and extension of locally listed barn forming 4 bedroom dwelling. Demolition and part demolition of farm buildings, lean-to extension and single storey extension. Site: Freemantle Farm Hannington Road North Oakley RG26 5TP

The Committee considered the report set out on pages 156 to 176 of the agenda together with the further material set out on the addendum sheet and other matters discussed at the meeting.

The Committee discussed the proposed application and agreed to defer the application due to the connection with the deferred application number

Page 10 17/02210/FUL above.

RESOLVED that: the application be DEFERRED alongside item 2 for the applicant to consider alternatives to Site 3 as shown on the submitted plans.

4. Application – 18/01341/FUL: Change of use of land from equestrian to residential garden. Change of use from residential garden to equestrian and formation of replacement boundary ha-ha wall. Site: Willow House Stoke Road St Mary Bourne SP11 6EF

The Committee considered the report set out on pages 177 to 187 of the agenda together with the further material set out on the addendum sheet and other matters discussed at the meeting.

The Committee discussed the proposed application and generally felt that the applicant had approached the changes in a sympathetic way, which would not visually affect the landscape.

RESOLVED that: the application be APPROVED subject to the conditions below and for the following reasons.

Reasons for Approval

1 The proposed development would be sympathetic to and integrate successfully with the landscape character, visual amenity and scenic quality of this countryside location. The proposal would therefore accord with Policy EM1 of the Basingstoke and Deane Local Plan 2011-2029, Policy P5 of the St Mary Bourne Parish Neighbourhood Plan (2016-2029) and guidance contained within the Landscape, Biodiversity and Trees Supplementary Planning Document (December 2018) and the National Planning Policy Framework (2018) subject to the following conditions and informatives:-

Conditions

1 The development hereby permitted shall be carried out in accordance with the following approved plans:

Location Plan. 777-04, Proposed Landscape Layout. Typical Section through Ha-ha.

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

2 The development hereby permitted shall be begun before the expiration of 3 years from the date of this planning permission.

REASON: To comply with Section 91 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.

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3 Prior to the commencement of earthworks in regard to the construction of the new Ha-ha samples of the types and colours of external materials to be used in the construction of the Ha-ha wall, including colour of mortar, together with samples have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out and thereafter maintained in accordance with the details so approved.

REASON: In the interests of the visual amenities of the area and the preservation of the setting and character of the Conservation Area and in accordance with Policies EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029 and Policy P5 of the St Mary Bourne Neighbourhood Plan.

4 Within one month of this permission there shall be submitted to and approved in writing by the Local Planning Authority a scheme of landscaping which shall specify species, planting sizes, spacing and numbers of tree / shrubs to be planted (including replacement trees where appropriate). The works approved shall be carried out in the first planting and seeding season following the first use of the land as approved is commenced. Any trees or plants which, within a period of 5 years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, to be agreed in writing by the Local Planning Authority.

REASON: To preserve the appearance of the site in the interests of visual amenity and the setting of the Conservation Area in accordance with Policies EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029 and Policy P5 of the St Mary Bourne Neighbourhood Plan.

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.

Page 12 condition. The fee chargeable is £116 or £34 where the related permission was for extending or altering a dwelling house or other development in the curtilage of a dwelling house. A fee is payable for each submission made regardless of the number of conditions for which approval is sought. Requests must be made using the standard application form (available online) or set out in writing clearly identifying the relevant planning application and condition(s) which they are seeking approval for.

2. In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-

seeking amendments to the proposed development following receipt of the application;

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. Ideally any site clearance should take place outside of bird nesting season (March - August inclusive) to avoid impact on nesting birds protected under The Wildlife and Countryside Act 1981. If clearance works need to be undertaken during the nesting season then the area should be first inspected by a suitably qualified ecologist in order to determine if any nesting is occurring. Should this be the case then works must cease in the area of the nest until nesting has finished and fledglings have left the nest.

5. Application – 18/01945/ROC: Variation of Condition 3 of BDB/43255 to allow small scale specialist classic car restoration from the garage Site: The Old Chapel Baughurst Road Baughurst RG26 5LL

The Committee considered the report set out on pages 188 to 197 of the agenda together with the further material set out on the addendum sheet and other matters discussed at the meeting.

The Committee discussed the proposed application and paid particular attention to noise, smell and operational hours associated with the business and any potential impact to the neighbouring properties.

Members referred to the ‘Sound Planning Environmental Noise Impact Assessment’ that was submitted with the application, which confirmed that any noisy activities such as heavy machinery and shot blasting and the use of chemicals such as chroming would be undertaken off site by specialists. In addition, the small ventilation system fitted within the workshop would not produce any external noise when in operation. The main workshop door was also acoustically insulated and the air compressor would be housed within an acoustic enclosure.

Page 13 Most members were satisfied that it was a modest small business enterprise with adequate measures in place in terms of noise and smells but requested that condition 3 be amended to clarify that no more than 2 motor vehicles be worked on within the site and located in the garage at any one time.

In addition, an extra condition be included for the operation hours of the business.

RESOLVED that: the application be APPROVED subject to the conditions listed below and for the following reasons.

Reasons for Approval

1 The development would not cause an adverse impact on the public footpath or highway safety and as such the proposal complies with Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029.

2 The proposed development would not cause undue noise and disturbance impacts to neighbouring properties and as such complies with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.

3 The proposed development preserves the rural character and appearance of the area and as such is considered to accord with the National Planning Policy Framework (July 2018) and Policy EM1 of the Basingstoke and Deane Local Plan 2011-2029. subject to the following conditions and informatives:-

Conditions

1 The development hereby permitted shall be carried out in accordance with the following approved plans:

- Block Plan - Drawing number 102

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

2 Before the approved use commences the noise mitigation measures identified in section 7.0 of the Sound Planning Environmental Noise Impact Assessment (Ref: J03567) shall be implemented in full and thereafter maintained.

REASON: In the interests of residential amenity and in accordance with Policy EM12 of the Basingstoke and Deane Local Plan 2011 -2029.

3 No more than 2 motor vehicles in association with the specialist classic car restoration business shall be worked on at the site at any one time with all restoration works to occur within the garage.

REASON: To ensure that the proposed development shall be carried out in such a manner as to prevent vehicles encroaching onto the highway and in

Page 14 accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029.

4 The car restoration business shall not operate before 08:00 hours or after 18:00 hours on Mondays to Fridays and 08:00 hours to 13:00 hours on Saturdays nor at any time on Sundays or any recognised bank or public holiday.

REASON: To protect the amenities of the occupiers of nearby properties and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.

Informative(s):-

seeking further information 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.

6. Application – 18/02210/FUL: Erection of 2 no. 2 bed and 1 no. 3 bed dwellings, with associated amenity space and parking, following demolition of existing garages Site: Garage Site Off Mansfield Road Basingstoke Hampshire

The Committee considered the report set out on pages 198 to 223 of the agenda together with the further material set out on the addendum sheet and other matters discussed at the meeting.

The Committee discussed the proposed application and stated that it would be a good use of the redundant garages, provide three affordable dwellings and make a positive contribution to the local area.

Members favoured the design of the proposed dwellings as it included dorma windows, which would restrict the height and any potential overlooking to the neighbouring properties.

Members requested that an addition informative be included to draw the applicants attention to their duties under the Countryside and Wildlife Act and consider biodiversity enhancements for protected species on the sites bounding their land.

RESOLVED that: the application be APPROVED subject to the conditions listed

Page 15 below and for the following reasons.

Reasons for Approval

1 The proposed development would make efficient use of previously developed land within a sustainable location through the delivery of housing within the Settlement Policy Boundary of Basingstoke. The proposal therefore accords with Policies SD1 and SS1 of the Basingstoke and Deane Local Plan 2011-2029 and the provisions of the National Planning Policy Framework (2018).

2 The development would be of an appropriate design and relate to surrounding development in a sympathetic manner and as such complies with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029 and the National Planning Policy Framework (2018).

3 The development would not cause an adverse impact on highway safety and adequate parking would be provided to serve the development and as such the proposal complies with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.

4 The 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 Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029. subject to the following conditions and informatives:-

Conditions

1 The development hereby permitted shall be carried out in accordance with the following approved plans:

- 1033-941-0001 Location Plan - 1033-942-0101 Rev P5 Site Plan - 1033-942-1001 Rev B Proposed Elevations and Floor Plans (Plot 1) - 1033-942-1002 Rev A Proposed Elevations and Floor Plans (Plots 2 & 3) - C85906-SK-004 Rev A Proposed Levels

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

2 The development hereby permitted shall be begun before the expiration of 3 years from the date of this planning permission.

REASON: To comply with Section 91 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.

3 No development above ground slab level shall commence until details of the types and colours of external materials and finishes to be used, including colour of mortar, together with samples, have been submitted to and

Page 16 approved in writing by the Local Planning Authority. The development shall be carried out and thereafter maintained in accordance with the details so approved.

REASON: Details are required because insufficient information has been submitted with the application in this regard, in the interests of the visual amenities of the area and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.

4 No hard landscaping works shall commence on site until details of the materials to be used for hard and paved surfacing have been submitted to and approved in writing by the Local Planning Authority. The approved surfacing shall be completed before the adjoining buildings are first occupied and thereafter maintained.

REASON: Details are required in the absence of accompanying the application and in the interests of visual amenity and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.

5 Prior to installation a plan indicating the positions, design, materials and type of screen walls/fences/hedges to be erected, shall be submitted to and approved in writing by the Local Planning Authority. The approved screen walls/fences shall be erected before the dwelling hereby approved is first occupied and shall subsequently be maintained as approved. 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 in the interests of the amenities of the area and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.

6 The development hereby approved shall not be occupied until there has been submitted to and approved in writing by the Local Planning Authority a scheme of landscaping which shall specify species, planting sizes, spacing and numbers of trees/shrubs to be planted (including replacement trees where appropriate). The works approved shall be carried out in the first planting and seeding seasons following the first occupation of the building(s) or when the use hereby permitted is commenced. In addition, a maintenance programme detailing all operations to be carried out in order to allow successful establishment of planting, shall be submitted to and approved in writing by the Local Planning Authority before development commences. Any trees or plants which, within a period of 5 years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, to be agreed in writing by the Local Planning Authority.

REASON: To improve the appearance of the site in the interests of visual

Page 17 amenity in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.

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. 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);

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

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

v. wheel washing facilities or an explanation why they are not necessary;

vi. measures to control the emission of dust and dirt during construction;

vii. a scheme for recycling and disposing of waste resulting from construction work; and

viii. 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 in the absence of accompanying 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 Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.

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

Page 18 including works of demolition or preparation prior to operations, or internal painting or fitting out, shall take place before the hours of 0730 nor after 1800 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays nor on Sundays or recognised public holidays.

REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.

9 No deliveries of construction materials or plant and machinery and no removal of any spoil from the site shall take place before the hours of 0730 nor after 1800, Monday to Friday, before the hours of 0800 nor after 1300, Saturdays nor on Sundays or recognised public holidays.

REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.

10 The development hereby permitted shall not be occupied, until details of the provision of 2 vehicle parking spaces within the curtilage of each dwelling, in accordance with the adopted standards, have been submitted to and approved in writing by the Local Planning Authority and the approved parking has been constructed, surfaced and marked out in accordance with the approved details. The parking spaces approved shall thereafter not be used for any purpose other than parking, loading and unloading of vehicles.

REASON: In the interests of highway safety and in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029.

11 Notwithstanding the details shown on the approved plans, the development hereby permitted shall not be occupied or the approved use commence, whichever is the sooner, until secure cycle parking facilities for 2 long and 1 short stay places 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 finishes thereof. The approved secure cycle storage shall be constructed and fully implemented before occupation or the approved use commences, whichever is the sooner, and thereafter maintained in accordance with the approved details.

REASON: To improve provision for cyclists and discourage the use of the private car wherever possible and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.

12 With the exception of the demolition of existing buildings and removal of existing hardstanding and underground infrastructure 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 site investigation report documenting the ground conditions of the site and incorporating chemical and gas analysis identified as being

Page 19 appropriate by the JNP Group Desk Study Report and in accordance with BS10175:2001- Investigation of Potentially Contaminated Sites - Code of Practice;

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

(b) a detailed scheme for remedial works and measures to be undertaken to avoid risk from contaminants/or gases when the site is developed. The scheme must include a timetable of works and site management procedures and the nomination of a competent person to oversee the implementation of the works. The scheme must ensure that the site will not qualify as contaminated land under Part IIA of the Environmental Protection Act 1990 and if necessary proposals for future maintenance and monitoring.

If during any works contamination is encountered which has not been previously identified it should be reported immediately to the Local Planning Authority. The additional contamination shall be fully assessed and an appropriate remediation scheme, agreed in writing with the Local Planning Authority.

This must be conducted in accordance with DEFRA and the Environment Agency's 'Model Procedures for the Management of Land Contamination, CLR11'.

REASON: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.

13 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 12(b) that any remediation scheme required and approved under the provisions of condition 12(b) has been implemented fully in accordance with the approved details. 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 12(b).

REASON: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to

Page 20 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 Policy EM12 of the Basingstoke and Deane Local Plan 2011-2029.

14 Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking and re- enacting that Order with or without modification) no building, structure or other alteration permitted by Classes A, B, or E of Part 1 of Schedule 2 of the Order shall be erected on the application site without the prior written permission of the Local Planning Authority on an application made for that purpose.

REASON: To prevent the overdevelopment of the site in the interests of the amenity of the area and to prevent harm upon neighbouring properties in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.

15 The development hereby approved shall be carried out in accordance with the mitigation measures, drainage strategy and recommendations set out within the Flood Risk Assessment and Drainage Strategy Ref:C85906-R001 dated August 2018 and prepared by jnpgroup.

REASON: To ensure that the proposed development is satisfactorily drained in accordance with Policies EM7 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.

16 Prior to occupation of the dwelling hereby approved a certification of compliance demonstrating that the development has achieved the water efficiency standard of 110 litres of water per person per day (or less) shall be submitted (by an independent and suitably accredited body) to and approved in writing by the Local Planning Authority.

REASON: Details are required prior to occupation because insufficient information was provided within the application and to improve the overall sustainability of the development, in accordance with Policy EM9 of the Basingstoke and Deane Local Plan 2011-2029.

Informative(s):-

1. 1.1 The applicant's attention is drawn to the fact that the above conditions (if any), must be complied with in full, failure to do so may result in enforcement action being instigated.

Page 21 1.3 The applicant's attention is drawn to the fact that the Local Planning Authority has a period of up to eight weeks to determine details submitted in respect of a condition or limitation attached to a grant of planning permission. It is likely that in most cases the determination period will be shorter than eight weeks, however, the applicant is advised to schedule this time period into any programme of works. A fee will be required for requests for discharge of any consent, agreement, or approval required by a planning condition. The fee chargeable is £116 or £34 where the related permission was for extending or altering a dwelling house or other development in the curtilage of a dwelling house. A fee is payable for each submission made regardless of the number of conditions for which approval is sought. Requests must be made using the standard application form (available online) or set out in writing clearly identifying the relevant planning application and condition(s) which they are seeking approval for.

proactively offering a pre-application advice (in accordance with paragraphs 39 - 46); seeking further information following receipt of the application; seeking amendments to the proposed development following receipt of the application; considering the imposition of conditions and or the completion of a s.106 legal agreement (in accordance with paragraphs 54-57).

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. If this development will result in new postal addresses or changes in addresses, please contact the Council's Street Naming and Numbering team on 01256 845539 or email [email protected] to commence the process. Details can also be found on the Council's website.

4. The applicant is encouraged to contact the Housing Department in relation to how the affordable housing on this site will be brought forward.

5. Shrub clearance should be undertaken outside of bird nesting season (March to August inclusive) if at all possible in order to avoid impact on nesting birds protected under the Wildlife and Countryside Act 1981. Should clearance be required during nesting season then the site should first be surveyed by a suitably qualified ecologist for signs of nesting and if any area found works should cease in that area until nesting has been completed and fledglings have left the nest.

Page 22 6. The applicant is advised that all works must be undertaken with regard to the Countryside and Wildlife Act 1981 and the responsibilities placed upon parties upon discovery of any protected species. Furthermore the applicant is encouraged to consider the formation of biodiversity enhancements on land immediately adjacent to the northern boundary of the site

7. Application – 18/03034/FUL: Proposed installation of canopy and portakabin within area of existing car park to create car park valeting franchise. Site: Morrisons Worting Road Basingstoke RG21 8BJ

The Committee considered the report set out on pages 224 to 245 of the agenda and other matters discussed at the meeting.

The Committee discussed the proposed application, which had previously been considered at the Development Control Committee meeting on the 7th November 2018. The Committee agreed to defer the application to allow the applicant to submit further information relating to the management of the development proposed.

Members discussed the location of the proposed car park valeting franchise. They were concerned about the queuing of multiple vehicles, the potential restrictions to the accessible parking spaces and believed the franchise was situated in the wrong place.

Members felt that there was insufficient information supplied on the impacts of the discharge of water, trade effluents from the site and the potential pollution to the River Loddon, and therefore was contrary to Local Plan Policy EM6.

RESOLVED that: the application be REFUSED for the following reasons:

Reasons for Refusal

1 Insufficient information has been submitted to accompany the application to demonstrate that the car park valeting franchise would not result in a deterioration in the quality of water of the borough's water environment. The proposal is contrary to Policy EM6 of the Basingstoke and Deane Local Plan 2011-2029.

Informative(s):-

- seeking further information 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.

Page 23 In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.

8. Application – 18/02323/ADV: Display of non-illuminated signs for car park valeting franchise. Site: Morrisons Worting Road Basingstoke RG21 8BJ

The Committee considered the report set out on pages 246 to 255 of the agenda and other matters discussed at the meeting.

RESOLVED that: the application be APPROVED subject to the conditions listed below and for the following reasons.

Reasons for Approval

1 The proposed advertisements would be of an appropriate size and design and its siting is consistent with the level of advertisement display that could reasonably be expected within a large food store combined with petrol filling station. As such, the proposed development complies with the National Planning Policy Framework (July 2018), Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029, the Design and Sustainability Supplementary Planning Document 2018 and the Town and Country Planning (Control of Advertisements)(England) Regulations 2007.

2 The siting of the proposed signage is sufficiently above ground level so that it would not be so confusing or distracting so that it creates a hazard for, or endangers, people who are taking reasonable care for their own and others' safety. As such, the proposed signage would have no adverse impact upon users of the adjacent highways and complies with the National Planning Policy Framework (July 2018), Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and the Town and Country Planning (Control of Advertisements)(England) Regulations 2007. subject to the following conditions and informatives:-

Conditions

1 The development hereby permitted shall be carried out in accordance with the following approved plans:

CHQ.18.15263-PL01A Site Location Plan CHQ.18.15263-PL02 Existing Site Plan CHQ.18.15263-PL03B Proposed Site Plan CHQ.17.15263-PL05A Proposed Unit Details and Visuals

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

2 a) Any advertisements displayed and any site used for the display of advertisements, shall be maintained in a clean and tidy condition to the reasonable satisfaction of the Local Planning Authority.

Page 24 b) Any hoarding or similar structure, or any sign, placard, board or device erected or used principally for the purpose of displaying advertisements shall be maintained in a safe condition.

c) Where any advertisement is required under the Town and Country Planning (Control of Advertisements) (England) Regulations 2007 to be removed, the removal thereof shall be carried out to the reasonable satisfaction of the Local Planning Authority.

d) No advertisement is to be displayed without the permission of the owner of the site or any other person with an interest in the site entitled to grant permission.

e) No advertisement shall be sited or displayed so as to obscure or hinder the ready interpretation of any road traffic sign, railway signal or aid to navigation by water or air, or so as otherwise to render hazardous the use of any highway, railway, waterway (including any coastal waters) or aerodrome (civil or military).

REASON: As required by the provisions of the Town and Country Planning (Control of Advertisements) Regulations.

3 This consent shall be for a limited period of five years from the date of this notice.

REASON: As required by the provisions of the Town and Country Planning (Control of Advertisements) Regulations.

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.

Page 25 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.

considering the imposition of conditions

In this instance:

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.

9. Application – 18/03245/HSE: Erection of two storey side extension. Site: 43 Cyprus Road Basingstoke RG22 4UY

The Committee considered the report set out on pages 256 to 268 of the agenda together with the further material set out on the addendum sheet and other matters discussed at the meeting.

RESOLVED that: the application be APPROVED subject to the conditions listed below and for the following reasons:

Reasons for Approval

1 The proposed development would be of an appropriate design and would relate in a sympathetic manner to the street scene and character of the area and as such complies with the National Planning Policy Framework (July 2018), Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029, and Section 11 of the Design and Sustainability Supplementary Planning Document 2018.

2 The proposed development would not result in an undue loss of privacy or cause undue overlooking, overshadowing, overbearing or noise and disturbance impacts to the occupiers of neighbouring properties and as such complies with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.

3 The proposed development would not adversely impact on the existing parking provision at the site. As such, the proposal would not cause detrimental impacts to highway safety and would accord with the National Planning Policy Framework (July 2018) and Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029. subject to the following conditions and informatives:-

Page 26

Conditions

1 The development hereby permitted shall be carried out in accordance with the following approved plans:

18131 PL 01 Site Location Plan and Block Plan 18131 PL 02 Proposed Plans 18131 PL 03 Proposed Elevations

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

2 The development hereby permitted shall be begun before the expiration of 3 years from the date of this planning permission.

REASON: To comply with Section 91 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.

3 The materials to be used in the construction of the external surfaces of the development hereby permitted shall match, in type, colour and texture to those on the existing building.

REASON: In the interests of visual amenity and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.

4 The first floor window in the south west (side) elevation serving the bathroom in the development hereby approved shall:

(a) be of purpose-made obscure glass, (b) be permanently fixed closed below a height of 1.7m above finished floor level, and shall thereafter be retained in that form.

REASON: To protect the privacy of the adjacent property and to prevent overlooking, in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.

Informative(s):-

1. 1.1 The applicant's attention is drawn to the fact that the above conditions (if any), must be complied with in full, failure to do so may result in enforcement action being instigated.

Page 27

1.3 The applicant's attention is drawn to the fact that the Local Planning Authority has a period of up to eight weeks to determine details submitted in respect of a condition or limitation attached to a grant of planning permission. It is likely that in most cases the determination period will be shorter than eight weeks, however, the applicant is advised to schedule this time period into any programme of works. A fee will be required for requests for discharge of any consent, agreement, or approval required by a planning condition. The fee chargeable is £116 or £34 where the related permission was for extending or altering a dwelling house or other development in the curtilage of a dwelling house. A fee is payable for each submission made regardless of the number of conditions for which approval is sought. Requests must be made using the standard application form (available online) or set out in writing clearly identifying the relevant planning application and condition(s) which they are seeking approval for.

seeking further information 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.

10. Application – 18/03276/ROC: Variation of condition 1 of permission 13/01941/FUL to allow substitution of the approved plans with revised drawings amending the design and layout of the development (Part retrospective). Site: Land At Frith Farm, South Of Church Lane Wolverton Ham

The application was withdrawn from the agenda.

RESOLVED that: the application was WITHDRAWN FROM THE AGENDA.

11. Application – 18/03394/FUL: Erection of a replacement dwelling with ancillary works. Site: Doralea The Green Whitchurch RG28 7LU

The Committee considered the report set out on pages 289 to 303 of the agenda together with the further material set out on the addendum sheet and other matters discussed at the meeting.

The Committee discussed the proposed application and stated that the site was adequate in size for the replacement dwelling, which would not dominate or adversely affect the neighbouring properties.

Members thought that the proposed dwelling would not be out of character with the

Page 28 street scene due to the diversity of properties in the local area.

It was noted that the site was in close proximity to the boundary of the Whitchurch Conservation Area and it was thought that the proposal would not be adversely prominent to views into or from the Conservation Area as to generate harm to the special architectural or historic qualities for which the area has been designated.

RESOLVED that: the application be APPROVED subject to the conditions listed below and for the following reasons:

Reasons for Approval

1 The development would be of an appropriate design, would enhance the site and relate to surrounding development in a sympathetic manner and would integrate harmoniously into the street scene which is characterised by a mix properties in terms of design and size and as such complies with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy GD1 of the Whitchurch Neighbourhood Development Plan 2014-2029. subject to the following conditions and informatives:-

Conditions

1 The development hereby permitted shall be carried out in accordance with the following approved plans:

- Proposed Plans and Elevations (drawing no. 18/AP/02)

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

2 The development hereby permitted shall be begun before the expiration of 3 years from the date of this planning permission.

REASON: To comply with Section 91 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.

3 No development above ground floor slab level shall commence on site until details of the types and colours of external materials to be used, including colour of mortar and any finishes (e.g. stain to timber boarding), 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.

Page 29

4 The development shall be carried out and maintained in accordance with the recommendations and procedures contained within Chapter 7 Further Surveys, Mitigation, Compensation and Enhancement of the Ecological Appraisal by J Taylor Consulting dated 31/10/2018.

REASON: In order to ensure no adverse impact on the conservation status of these protected species in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 and Policy LD2 of the Whitchurch Neighbourhood Development Plan 2014-2029.

5 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 or bank holidays.

REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance Policy EM12 of the Basingstoke and Deane Local Plan 2011-2029.

6 No deliveries of construction materials or plant and machinery and no removal of any spoil from the site, shall take place before the hours of 0730 nor after 1800 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays nor on Sundays or recognised public or bank holidays.

REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance Policy EM12 of the Basingstoke and Deane Local Plan 2011-2029.

7 The development hereby permitted shall not be occupied or the use commence, whichever is the sooner, until three vehicle parking spaces have been constructed and surfaced in accordance with the approved details and that area shall not thereafter be used for any purpose other than parking, loading and unloading of vehicles.

REASON: In the interests of highway safety and in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029.

8 The development hereby permitted shall not be occupied until the property has provision within its curtilage for secure cycle parking facilities for 2 long and 1 short stay places with a transit route to and from the public highway, The cycle storage shall thereafter be retained and maintained unless otherwise agreed in writing by the Local Planning Authority.

REASON: To improve provision for cyclists and discourage the use of the private car wherever possible and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011- 2029.

9 Within 3 months of the date of commencement a Construction Statement

Page 30 detailing how the new homes shall meet a water efficiency standard of 110 litres or less per person per day has been submitted to and approved in writing by the Local Planning Authority, unless otherwise agreed in writing with the Local Planning Authority through a demonstration that this requirement for sustainable water use cannot be achieved on technical or viability grounds. The development shall be carried out in accordance with the approved details.

REASON: In the absence of such details being provided within the planning submission, details are required to ensure that the development delivers a level of sustainable water use in accordance with Policy EM9 of the Basingstoke and Deane Local Plan 2011-2029.

10 The garage hereby approved shall be retained and used solely for purposes incidental to the enjoyment of the private dwelling house and shall not be used in connection with any trade, business, profession or commercial enterprise. The garage hereby approved shall not be converted or used for any residential purpose other than as a domestic garage for the parking of vehicles and cycles.

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 Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.

Informative(s):-

1. 1.1 The applicant's attention is drawn to the fact that the above conditions (if any), must be complied with in full, failure to do so may result in enforcement action being instigated.

Page 31 or set out in writing clearly identifying the relevant planning application and condition(s) which they are seeking approval for.

- considering the imposition of conditions and or the completion of a s.106 legal agreement (in accordance with paragraphs 54-57).

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.

12. Application – 18/03430/FUL: Sub-division of Elderfield House to form 2 no. dwellings, and the erection of 3 no. dwellings in the curtilage of Elderfield House; with associated access, parking, turning space, landscaping, and private amenity space. Site: Elderfield House Bagmore Lane Herriard RG25 2PY

The Committee considered the report set out on pages 304 to 330 of the agenda together with the further material set out on the addendum sheet and other matters discussed at the meeting.

The Committee discussed the proposed application and believed that it would be a sustainable form of development due to the close proximity of other dwellings and public amenities.

Members said there was adequate space in the garden to accommodate the proposal, which would be well screened and therefore would not result in any harm to the character and appearance of the surrounding area.

RESOLVED that: the application be APPROVED subject to the conditions listed below and for the following reasons:

Reasons for Approval

1 The application site is considered to be 'Previously Developed Land' and the development complies with Policy SS6a of the Basingstoke and Deane Local Plan 2011-2029 in that, the site is not physically isolated; not an area of high environmental value; and the use and scale of the development is appropriate to the area, representing a sustainable form of development.

2 The development would provide for an appropriate layout, scale, mass and design which would integrate with the surroundings and rural character of the area, retaining spaciousness around the development in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011 - 2029.

Page 32 subject to the following conditions and informatives:-

Conditions

1 The development hereby permitted shall be carried out in accordance with the following approved plans:

170831-01 Location Plan 170831-10 Rev B Site Plan 170831-11 Rev A Plot 1 Proposed Elevations and Floor Plans 170831-12 Rev A Plot 2 Proposed Elevations and Floor Plans 170831-13 Plot 3 Proposed Elevations and Floor Plans 170831-14 Plots 4 & 5 Proposed Floor Plans 170831-15 Plots 4 & 5 Proposed Elevations

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

2 The development hereby permitted shall be begun before the expiration of 3 years from the date of this planning permission.

REASON: To comply with Section 91 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.

3 No development above ground floor slab level shall commence until details of the types and colours of external materials and finishes to be used, including, fenestration/openings, 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.

Page 33 occupied and shall subsequently be maintained as approved. Any trees or plants which, within a period of 5 years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species.

REASON: Details are required in the interests of the amenities of the area and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.

REASON: Details are required in the absence of accompanying the application in order to improve the appearance of the site in the interests of visual amenity in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.

7 Tree Protective measures, including fencing, ground protection, supervision, working procedures and special engineering solutions shall be carried out in accordance with the: - Barrell Tree Consultancy arboricultural assessment & method statement heads of terms, ref: 17316-AA3-AN - Tree protection plan ref: 17316-BT3. - Manual for managing trees on development sites v2.1.

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 Policy EM1 of the Basingstoke and Deane Local Plan 2011- 2029.

8 No development including site clearance, demolition, ground preparation, temporary access construction/widening, material storage or construction works shall commence until a detailed Arboricultural Method Statement, prepared in accordance with BS5837:2102 Trees in Relation to Design, Demolition and Construction, has been submitted to and approved in writing by the Local Planning Authority. The statement shall outline how trees will be protected during the development and shall include a tree protection plan. No development or other operations shall take place other than in complete

Page 34 accordance with the approved method statement.

REASON: Details are required prior to commencement of the development to ensure that reasonable measures are taken to safeguard trees in the interests of local amenity and the enhancement of the development itself, in accordance with the National Planning Policy Framework (July 2018) and Policy EM1 of the Basingstoke and Deane Local Plan 2011- 2029.

9 No development including site clearance, demolition, ground preparation, temporary access construction/widening, material storage or construction works shall commence on site until a plan showing the location of all existing and proposed utility services in relation to the arboricultural constraints on the site has been submitted to and approved in writing by the Local Planning Authority. This shall include gas, electricity, communications, water and drainage. No development or other operations shall take place other than in complete accordance with the Utility Plan. REASON: Details are required prior to commencement of the development to ensure that reasonable measures are taken to safeguard trees in the interests of local amenity and the enhancement of the development itself, in accordance with the National Planning Policy Framework (July 2018) and Policy EM1 of the Basingstoke and Deane Local Plan 2011- 2029.

10 No external lighting shall be installed/erected on, or within the curtilage of the dwellings hereby approved unless details have first been submitted to and approved in writing by the Local Planning Authority. REASON: Details are required in the interests of the visual amenities of the area and to avoid adverse harm to biodiversity in accordance with Policies EM1, EM4 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.

11 The development hereby approved shall be undertaken in accordance with the recommendations and procedures contained within Chapter 4 Evaluation of the Ecological Appraisal by Turnstone Ecology dated 22 November 2018. This will include: - Native planting scheme and an increase in native hedgerow on site; - If works start post March 2019 a further inspection for badger activity to inform works; - If any external lighting is introduced a plan in line with Bat Conservation Trust guidelines should be produced and supplied to the Local Planning Authority; - The incorporation of two bat tubes and two bird nest boxes as described within the chapter; and - Mitigating work practices as described for birds and reptiles with relation to timing and procedures.

The development shall be maintained in accordance with mitigation measures in perpetuity.

REASON: To ensure protection of key species, protected under The Conservation of Habitats and Species Regulations 2017, the Badger Act 1992 and The Wildlife and Countryside Act 1981 as well as to accord with Policy

Page 35 EM4 of the Basingstoke and Deane Local Plan 2011-2029.

12 No development above ground level shall take place on site until details of the gas impermeable membrane with ventilated sub-floor area, with particular attention to joins with any existing structures and seals around any services, has been submitted to and agreed in writing by the Planning Authority. Any services entering/leaving the structure shall be located above the gas impermeable membrane, and adequate seals will be provided to ensure the membrane is not breached. The works shall be undertaken in accordance with the approved details.

REASON: Details are required in the absence of accompanying the application to ensure that adequate measures are taken to avoid the potential risk to future occupiers from natural gases arising from the ground in accordance Policy EM12 of the Basingstoke and Deane Local Plan 2011- 2029.

13 No works shall commence on site until proposed foul and surface water drainage details, including 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.

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 and that there would not be a detrimental impact upon retained trees in accordance with Policies EM1, EM7 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.

14 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.

REASON: Details are required prior to commencement because insufficient information has been submitted with the application in this regard, in the interests of the amenities and character of the area and to ensure that retained trees are protected in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.

15 The dwellings hereby approved shall not be occupied until details of the method of construction of the means of access have been submitted to and approved in writing by the Local Planning Authority. Such details shall include visibility splays, proposed surface material and measures to prevent obstructions to visibility splays. The approved access details shall be constructed and fully implemented before the occupation of the dwelling and shall be thereafter maintained in accordance with the approved details.

Page 36 REASON: Details are required in the absence of accompanying the application to ensure that a satisfactory means of access to the highway is constructed and maintained in the interest of highway safety and in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029.

16 Notwithstanding the details shown on the approved plans, the installation/creation of roads and parking areas for the new dwellings, shall not commence, until a motor vehicle parking layout plan which is in accordance with the Parking Standards Supplementary Planning Document (2018), including unobstructed pedestrian access (minimum width 0.9 metres) to the primary entrances of the properties, has been submitted to and approved in writing by the Local Planning Authority. Such drawings shall include details of the surface materials for the vehicle manoeuvring and parking areas. The approved motor vehicle parking layout shall be constructed and fully implemented as shown on the approved plans before occupation or the approved use commences, whichever is the sooner, and the areas of land so provided shall be thereafter maintained and shall not be used for any purposes other than the, manoeuvring, loading and unloading and parking of vehicles, and access for pedestrians.

REASON: Details are required in the absence of accompanying the application in the interests of highway safety and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and the Basingstoke and Deane Parking Supplementary Planning Document (2018).

17 Notwithstanding the details shown on the approved plans, the development hereby permitted shall not be occupied or the approved use commence, whichever is the sooner, until secure cycle parking facilities for 2 long and 1 short stay places per dwelling 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 finishes thereof. The approved secure cycle storage shall be constructed and fully implemented before occupation or the dwellings, and thereafter maintained in accordance with the approved details.

REASON: Details are required in the absence of accompanying the application to ensure provision is made for cyclists and to discourage the use of the private car wherever possible and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.

18 No part of the development shall be occupied until refuse storage and collection facilities 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 finishes thereof. Development shall be carried out, and thereafter maintained, in accordance with the approved details.

REASON: Details are required in the absence of accompanying the application to ensure that the storage and collection of refuse does not harm

Page 37 highway safety or impact detrimentally upon the amenities of the site in accordance with Policies CN9, EM1, EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029.

19 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 or bank holidays.

REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.

20 No deliveries of construction materials or plant and machinery and no removal of any spoil from the site, shall take place before the hours of 0730 nor after 1800 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays nor on Sundays or recognised public or bank holidays.

REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.

21 The windows at first floor level within the south east elevation of plot 1, the en-suite first floor window within the south east elevation of plot 2, the en- suite first floor window within the north east elevation of plot 3, the en-suite first floor window within the north western elevation of plot 3 and the bathroom window at first floor within the south western elevation of plot 3 of the development hereby permitted shall be glazed with obscured glass, precise details of which, together with details of any means of opening, shall be submitted to and approved in writing by the Local Planning Authority before installation and shall be permanently maintained in that condition.

REASON: Details are required in the absence of accompanying the application to protect the privacy of the adjacent property and to prevent overlooking, in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.

22 Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking and re- enacting that Order with or without modification) no additional openings shall be inserted in the south eastern elevations of plots 1 and 2 and the north western elevation of plot 3 of the development hereby approved without the prior permission of the Local Planning Authority on an application made for the purpose.

REASON: To protect the amenity and privacy of the occupiers of adjoining property in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.

Page 38 23 Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking and re- enacting that Order with or without modification) no building, structure or other alteration permitted by Classes A to F of Part 1 and Class A of Part 2 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, to ensure that any development is appropriate in relation to the sites retained tress and within the sites rural setting in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011- 2029.

24 The development herby approved shall not be occupied until a Construction Statement detailing how the new homes shall meet a water efficiency standard of 110 litres or less per person per day has been submitted to and approved in writing by the Local Planning Authority, unless otherwise agreed in writing with the Local Planning Authority through a demonstration that this requirement for sustainable water use cannot be achieved on technical or viability grounds. The development shall be carried out in accordance with the approved details.

25 A minimum of 15% of the dwellings hereby approved shall be built to accessible and adaptable standards to enable people to stay in their homes as their needs change. No development above ground level (excluding demolition) shall commence on site until details of which properties are to be built to such standards are submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.

REASON: Details are required in the absence of accompanying the planning submission and to ensure an appropriate co-ordinated high quality form of development and to accord with Policy CN3 of the Basingstoke and Deane Local Plan 2011-2029 and Housing Mix and Lifetime Mobility Standards Supplementary Planning Document.

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

Page 39 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.

o proactively offering a pre-application advice (in accordance with paragraphs 39 - 46); o seeking further information following receipt of the application; o seeking amendments to the proposed development following receipt of the application; o considering the imposition of conditions and or the completion of a s.106 legal agreement (in accordance with paragraphs 54-57).

In this instance:

o 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.

4. Shrub clearance should be undertaken outside of bird nesting season (March to August inclusive) if at all possible in order to avoid impact on nesting birds protected under the Wildlife and Countryside Act 1981. Should clearance be required during nesting season then the site should first be surveyed by a suitably qualified ecologist for signs of nesting and if any area found works should cease in that area until nesting has been completed and fledglings

Page 40 have left the nest.

5. The Applicant is advised that in relation to condition 25 accessibility and adaptability standards are achieved by meeting requirement M4(2) or M4(3) of the Building Regulations 2015 or any subsequent government standard.

6. 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.

7. This Decision Notice must be read in conjunction with a 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.

8. The development hereby approved results in the requirement to make payments to the Council as part of the Community Infrastructure Levy (CiL) procedure. A Liability Notice setting out further details and including the amount of CiL payable will be sent out separately from this Decision Notice. You are advised to read the Liability Notice and ensure that a Commencement Notice is submitted to the Council prior to the commencement of development. Failure to submit the Commencement Notice prior to the commencement of development will result in the loss of any exemptions claimed; the loss of any right to pay by instalments; and additional costs to you in the form of surcharges. Further details can be viewed at https://www.basingstoke.gov.uk/community-infrastructure-levy .

13. Application – 18/03463/HSE: Erection of single storey front, first floor side and two storey rear extension. Site: 7 Eton Close Basingstoke RG22 4YE

The Committee considered the report set out on pages 331 to 341 of the agenda and other matters discussed at the meeting.

RESOLVED that: the application be APPROVED subject to the conditions listed below and for the following reasons.

Reasons for Approval

1 The proposed development would be of an appropriate design and would relate in a sympathetic manner to the street scene and character of the area and as such complies with the National Planning Policy Framework (July 2018), Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029, the Design and Sustainability Supplementary Planning Document (2018).

2 The proposed development would not result in an undue loss of privacy or cause undue overlooking, overshadowing, overbearing or noise and disturbance impacts to the occupiers of neighbouring properties and as such complies with Policies EM10 of the Basingstoke and Deane Local Plan 2011-2029.

3 The proposed development would provide adequate parking provision in

Page 41 accordance with highway requirements and would not detrimentally affect highway safety. As such the development would accord with the National Planning Policy Framework (July 2018), Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and the Parking Supplementary Planning Document (2018). subject to the following conditions and informatives:-

Conditions

1 The development hereby permitted shall be carried out in accordance with the following approved plan:

Proposed Alterations - Drawing Number: 01 Rev C - Received 16th January 2019

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 materials to be used in the construction of the external surfaces of the development hereby permitted shall match, in type, colour and texture to those on the existing building.

REASON: In the interests of visual amenity and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.

4 The development hereby permitted shall not be occupied or the use commence, whichever is sooner, until provision for the parking of 3 vehicles, have been made within the curtilage of the property and the areas of land so provided shall be thereafter maintained and shall not be used for any purposes other than the manoeuvring, loading and unloading and parking of vehicles, and access for pedestrians.

REASON: In the interests of highway safety and in accordance with Polices CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.

Informative(s):-

1. 1.1 The applicant's attention is drawn to the fact that the above conditions (if any), must be complied with in full, failure to do so may result in enforcement action being instigated.

Page 42 means that a lawful commencement of the approved development CANNOT be made until the particular requirements of the pre-commencement conditions have been met.

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.

Meeting ended: 22:33

Chairman

Page 43 This page is intentionally left blank Agenda Item 5

Applications for Planning Permission

Report to Development Control Committee Ward(s): See Index of Planning Applications Key Decision: No. Appendices: Index of Planning Application Reports

1. Application Forms, Accompanying Documents and Plans 2. Previous Applications and Reports Relating to Site and Land in the Vicinity 3. Consultation Responses Received from other Local Authority Papers relied on: Departments, County Council and Statutory Consultees 4. Responses Received from Parish/Town Councils, the Public, Local Councillors, Amenity Societies and any Others 5. Any Other Document Referred to Specifically in the Report

Foreword

1 This Report

Is intended to:

1.1 Report planning applications to the Committee for consideration and decision.

1.2 Contribute to the objectives of the Council Plan, which seeks to deliver quality services, in allowing effective and efficient determination of planning applications that improve both the environment and the economy.

Page 45

2 Recommendation

It is recommended that:

 The planning applications reported in Appendix 1 be considered and determined.

DETAIL/MAIN CONSIDERATIONS

3 Background, corporate objectives and priorities

3.1 This report includes recent planning applications submitted to the Council as Local Planning Authority. The report relates to the Council Plan of objective of improving residents’ quality of life in regard to maintaining and enhancing the built and natural environment. Appendix 1 provides an index of the planning applications and associated reports. These are divided into major items and minor items, which are defined as follows:

Major Items

. More than 10 dwellings proposed on the site are proposed for residential development greater than 0.5ha

. Non-residential development where in excess of 1,000m2 new floor space or change of use is proposed

. Proposed development with a site area in excess of one hectare for non-residential development.

Minor Items

. All other applications for consent including listed building, conservation area and advertisement consents; work to trees the subject of Tree Preservation Orders; and consent to demolish buildings.

4 Current Situation

4.1 All information, recommendations and advice contained within this report are understood to be correct at the time of writing the report. Any change in circumstances and/or additional information received prior to the meeting will be reported in writing in an "Update Paper" and referred to by the officer reporting to the Committee.

Page 46 5 Availability of Background Papers

5.1 Background papers may be inspected up to five working days before the date of the Committee meeting and for four years thereafter. Requests to inspect the background papers, most of which will be on the application file, should be made to the case officer named in the report. Although there is no legal provision for inspection of the application file before the officer’s report is placed on the agenda for the meeting, an earlier inspection may be agreed on application to the case officer.

5.2 All correspondence submitted in relation to a planning application is available to view on the public file (unless such information is considered to be confidential).

6 Reasons for Committee Consideration

6.1 Applications are referred to the Development Control Committee for any of the following reasons:

* As per the Council’s Scheme of Delegation, there are sufficient unresolved objections and the officer's recommendation is for approval.

* The applicant is a Member of the Council or a Council employee making a personal application.

* The application relates to Council owned land which is the responsibility of the Head of Planning and Infrastructure.

* The Ward Member, to whose Ward the application relates, has requested after discussion with the case officer that an application is reported to the Committee.

* The officer's recommended decision would be contrary to the Development Plan and the recommendation is for approval.

* The Planning and Development Manager considers that the application should be determined by the Committee.

6.2 Approximately 7% of all applications are determined by the Committee. The others are determined by the Planning and Development Manager in accordance with the Council's Scheme of Delegation.

7 Parish Council, Consultee and Public Observations

7.1 Parish Council comments are given in full within the report.

7.2 The report summarises responses from any consultees who have commented on the planning application. Comments from consultees which are subsequently superseded, for example by amended plans and information, may not be reported.

Page 47 7.3 A summary of the key issues raised by public observations are given in the report.

7.4 Correspondence in the form of a petition is considered in accordance with the council’s constitution. In the event that a petition is received following consultation on a planning application or enforcement case, the petition is referred to within the officer’s report. For the purposes of delegation, a petition counts as a single comment.

8 Public Speaking at the Meeting

8.1 The Council has a public participation scheme, which invites objectors, supporters and the town/parish council to address the Committee on some applications. Full details of the scheme are available from the case officer and are sent to all applicants and objectors where the scheme applies.

8.2 Speakers are limited to a total of four minutes per item for all objectors, four minutes for the town or parish council and four minutes for the applicant, agent and those in support of the proposal. Speakers may be asked questions by the Members of the Committee, but are not permitted to ask questions of others or to join in the debate. Speakers are not permitted to display plans, photographs or other illustrative material. Speakers will be taken in the following order, although the Chairman of the Committee can amend this order if appropriate:

. Parish/ Town Council; . those against the application; . those in support of the application; . Ward / Visiting Councillor.

9 Status of Officer’s Recommendations and Committee’s Decisions

* The recommendations contained in this report are made by the Planning and Development Manager at the time the report was prepared. A different recommendation may be made at the meeting should circumstances change.

* The officer's recommendations may not be accepted by the Committee.

* A decision is made only when the Members of the Committee have formally considered and determined each application.

10 Reasons for Approval, Conditions and Reasons for Refusal

* Suggested reasons for approval, conditions and reasons for refusal are set out in full in the officer's recommendation.

* The Committee may add further reasons for approval, coniditions or reasons for refusal.

Page 48

11 Decisions Contrary to the Listed Recommendation

11.1 The Commttee may resolve to refuse an application that had been recommended for approval or approve an application which had been recommended for refusal. In such cases, the Members will give clear reasons for their decision.

11.2 In the event that the Committee wish to refuse planning permission for a householder application which has been recommended for refusal, the Committee will be asked, in addition to their reasons for refusal, for any additional comments and concerns. This is to ensure that the concerns of the Committee are fully articulated in the event of a ‘fasttrack’ householder appeal.

12 Deferred and Withdrawn Applications

12.1 Applications may not be decided at the meeting for a number of reasons as follows:

* Officers may recommend deferral because information requested or amended plans have not been provided or there has been insufficient time for consultation on amendments.

* The Committee may resolve to seek additional information or amendments

* The Committee may resolve to visit the site to assess the effect of the proposal on matters that are not clear from the plans or from the report.

* Applicants, Parish/Town Councils and Ward Members and the Development Control Committee are advised of the Site Viewing arrangements. These are not public meetings.

* The applicant may chose to withdraw the application. No further action would be taken on that proposal and the file is closed.

13 Decisions Subject to Completion of a Planning Obligation/ Legal Agreement

13.1 For some applications it is recommended that the applicant be invited to enter a planning obligation/legal agreement with the Borough Council (and in some cases Hampshire County Council) to secure contributions to various community facilities and that on completion of the agreement the Planning and Development Manager is delegated to grant planning permission subject to the listed conditions.

13.2 It is Government Policy, as set out in The Planning Acts, the National Planning Policy Framework and the Community and Infrastructure Levy Regulations 2010, that developers may be expected to contribute towards the

Page 49 “community infrastructure” required to serve a site and in order to cater for additional demand created by any new development and its occupants. Policies CN6, CN7, CN8 and CN9 of the adopted Local Plan and the S106 Planning Obligations and Community Infrastructure Interim Planning Guidance set out the Council’s approach to the provision of infrastructure and community facilities needed as a result of development.

13.3 Typically, such requirements include contributions to community facilities; village halls; parks and play areas; playing fields and affordable housing. It also includes improvements to roads, footpaths, cycleways and public transport.

13.4 The officer’s recommendation will set out where a Section 106 agreement is required or has been secured in order to ensure that the development complies with Local Plan Policy and other relevant guidance.

14 Affordable Housing

14.1 The expression “Affordable Housing” covers a number of housing tenures.

14.2 Whilst (in the particular circumstances of Basingstoke and Deane Borough Council) it is not believed that “Low Cost Market Housing” should play any part in meeting demonstrable Housing Needs, Affordable Housing can nevertheless encompass (for example) both Social Rented Housing provided by Housing Associations and also Shared Ownership/Shared Equity Housing (where the occupier owns part of a property, with the other part being owned by a Housing Association).

14.3 In their negotiations to secure Affordable Housing, officers aim to achieve a mix of tenures which reflects both the demonstrable housing needs of Basingstoke & Deane Borough Council and which also, in particular, maximises the delivery of Social Rented Housing in accordance with the Council’s objectives.

15 Visual Display of Plans and Photographs

15.1 Plans are included in the officers' reports in order to identify the site and its surroundings. The location plan is the most up-to-date available from Ordnance Survey and is to scale. The other plans are not a complete copy of the application plans and may not be to scale, particularly when they have been reduced from large size paper plans. If further information is needed or Members find these plans to be unclear they should refer to the submitted application available on line or in the reception area at the Parklands building. Plans displayed at the meeting to assist the Members may include material additional to the agenda.

15.2 Photographs are used to illustrate particular points on some of the items. These are taken by the officers. Only information provided by officers or as part of the application will be displayed.

Page 50

16 Human Rights

16.1 The European Convention on Human Rights ("ECHR") is brought into English Law, via the Human Rights Act 1998 ("HRA"), as from October 2000.

16.2 The HRA introduces an obligation on the Council to act consistently with the ECHR.

16.3 There are 2 Convention Rights likely to be most relevant to Planning Decisions:

* Article 1 of the 1st Protocol – The Right to the Enjoyment of Property.

* Article 8 - Right for Respect for Home, Privacy and Family Life.

16.4 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.

16.5 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 making processes of the Committee. However, members must specifically bear Human Rights issues in mind when reaching decisions on all planning applications, enforcement action, etc.

17 Environmental and Sustainability Considerations

17.1 The planning system should operate in the public interest to foster sustainable development, providing homes, investment and jobs in a way that adds to, rather than detracts from, the quality of the environment. The Council's planning policies seek to achieve this purpose, and applications for planning consent are considered in relation to these policies and any other relevant material considerations.

18 Financial, Legal and HR Implications

18.1 There are no direct financial, legal and personnel implications arising from this report. However, in the event of an appeal against a refusal of planning consent, further resources will be put towards defending the Council's decision.

19 Risk Management

19.1 In some circumstances, decisions may result in an application for costs by an appellant. Officers will alert Members where this may be likely and provide appropriate advice.

Page 51 20 Consultation and Communication

20.1 Planning applications as reported in Appendix 1 have been subject to the statutory requirements for consultation. Any comments receive from consultees and neighbouring properties are reported on each individual application.

Page 52 Basingstoke and Deane Borough Council

Development Control Committee

Index of Planning Applications

MINORS AND OTHERS

1 17/00103/FUL Land At 456656 155228 55 Approve Ibworth Road Ibworth Hampshire Ward: Kingsclere

2 18/02435/FUL Church Field Land At OS 76 Approve Ref 468719 150901 St Marys Church Road Mapledurwell Ward: Basing

3 18/03079/FUL Land At OS Ref 442629 96 Refuse 155210 (The Green Hut) Upper Woodcott Whitchurch Hampshire Ward: Burghclere, Highclere And St Mary Bourne

4 18/03159/HSE 7 Sandford Road Tadley 112 Refuse RG26 4DA Ward: Baughurst And Tadley North

5 18/03200/HSE 29 Milkingpen Lane Old 123 Refuse Basing RG24 7DE Ward: Basing

6 18/03201/LBC 29 Milkingpen Lane Old 137 Refuse Basing RG24 7DE Ward: Basing

7 18/03288/HSE 41 Newtown Tadley RG26 153 Approve 4BP Ward: Tadley Central

Page 53 8 18/03718/HSE 6 Churchlands Bramley 162 Approve Tadley Hampshire Ward: Bramley And Sherfield

TREES

BDB/660A Land at Carlton and Campana 179 Approve Ward: Burghclere, House, Harts Lane, Burghclere Highclere and St Mary Bourne Making of a new Tree Case Officer: Preservation Order BDB/660A Frank Wright

Page 54

Cttee: 6 March Item No. 1 2019

Application no: 17/00103/FUL For Details and Plans Click Here

Site Address Land At 456656 155228 Ibworth Road Ibworth Hampshire Proposal Change of use from agricultural land to a green burial site with car parking area and creation of new access

Registered: 28 September 2017 Expiry Date: 20 February 2018 Type of Full Planning Case Officer: Trevor Campbell-Smith Application: Application 01256 845661 Applicant: Mr Timothy May Agent: Vickesh Rathod Ward: Kingsclere Ward Member(s): Cllr Donald Sherlock Cllr Ken Rhatigan

Parish: HANNINGTON CP OS Grid Reference: 456617 155231

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

Reasons for Approval

1. The proposal would conserve the biodiversity value and nature conservation interests of the site and as such the proposal would comply with the National Planning Policy Framework (July 2018) and Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.

2. The proposed development preserves the landscape character and scenic quality of the area and as such is considered to accord with the National Planning Policy Framework (July 2018) and Policy EM1 of the Basingstoke and Deane Local Plan 2011-2029.

3. The development would not cause an adverse impact on highway safety and adequate parking would be provided to serve the proposed development and as such the proposal complies with Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029.

4. 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 Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.

5. The proposal would respect the environment for protected trees and as such would comply with the Council's Landscape, Biodiversity and Trees Supplementary Planning Document (2018) and Policy EM1 of the

Page 55 Basingstoke and Deane Local Plan 2011-2029.

6. The proposal would not lead to pollution of groundwater and as such would comply with Policy EM12 of the Basingstoke and Deane Local Plan 2011- 2029.

General Comments

This application is before committee as it is a departure from the Local Plan and also due to the number of objections received and the Officer's recommendation for approval in line with the council's scheme of delegation.

Planning Policy

The site is located outside of a defined Settlement Policy Boundary in designated open countryside within the North Wessex Downs Area of Outstanding Natural Beauty (AONB). The site is also adjacent to the Hopgarden Copse Site of Importance to Nature Conservation (SINCs). Trees protected by Tree Preservation Order BDB/0340 are located to the south eastern and north eastern boundaries of the site

National Planning Policy Framework (NPPF) (July 2018)

Section 2 (Achieving sustainable development) Section 4 (Decision-making) Section 12 (Achieving well-design places) Section 15 (Conserving and enhancing the natural environment) Section 16 (Conserving and enhancing the historic environment)

Basingstoke and Deane Local Plan 2011-2029

Policy SD1 (Presumption in Favour of Sustainable Development) Policy EM1 (Landscape) Policy EM4 (Biodiversity, Geodiversity and Nature Conservation) Policy EM10 (Delivering High Quality Development) Policy EM12 (Pollution) Policy CN7 (Essential Services) Policy CN9 (Transport)

Supplementary Planning Documents and Guidance (SPD's and SPG's) and interim planning guidance

Planning Obligations for Infrastructure SPD (March 2018) Landscape, Trees and Biodiversity SPD (2018) Parking Standards SPD (2018) Landscape Biodiversity and Trees SPD (2018)

Other material documents

The Community Infrastructure Levy Regulations 2010 (as amended)

Page 56 North Wessex Downs AONB Management Plan 2014-19 National Parks and Access to the Countryside Act 1949 Countryside and Rights of Way Act 2000 BDBC Landscape Assessment 2001 Wildlife and Countryside Act 1981 Natural Environment and Rural Communities Act 2006

Description of Site

The site is located off the A339 within a valley slope with ground levels falling to the north and east. The wider site forms part of the Kingsclere Estate, which comprises some 2,650 acres of mainly arable land with interspersed woodlands. The Hopgarden Copse lies to the west of the site the site also has woodland immediately to its east. A bridleway passes adjacent to the site at its south western boundary.

Proposal

This application seeks permission for the change of use of an irregularly shaped parcel of land from agricultural use to use as a green burial site with the creation of an associated car park and access together with landscaping. The proposed burial ground would be landscaped with native species and each burial plot would be planted with a tree. In addition, the burial site would be planted with interspersed native species and its north west and southwest boundaries would be treated with stock proof fencing.

The access to the site would be from Hook Lane, a rural highway, at an existing field access on the outside of a ‘dog leg’ turn in the road to the southeast. The access would thereafter follow an existing track at the meeting to the boundary of a copse woodland and an agricultural field. The proposed car park would accommodate 24 parking spaces (including 2 disabled spaces) and would be surfaced with compacted road planings, as would the access track. The car park would be bounded with native hedging and in additional native tree species would be plated to its north western boundary. The access track would be bounded to the field side by a native hedge and would incorporate passing places for vehicles.

In support of this application the applicant has submitted:

 Transport Statement.  Road modelling.  Arboricultural Impact Assessment.  Soft Landscaping Specification.  Planning Design and Access Statement.  Groundwater Risk Assessment.

The supporting information states that there would be no more than one funeral per day.

Page 57 Consultations

Hannington Parish Council: “Hannington Parish Council wish to lodge an Objection to the above planning application.

It is the view of the Parish Council that the creation of the green burial site would cause significant and substantial traffic problems on Hook Lane, that runs from the A339 to Ibworth, and potentially on the A339 itself.

To expand more on the Parish Council's concerns regarding traffic/access; the majority, if not all, of the traffic to the green burial site will be along Hook Lane. This is a single track road with five passing places. Hook Lane is the primary access for Ibworth, and is used by White Lane residents as their main route onto the A339. Hook Lane is also used by commercial vehicles, and by farm vehicles. Even now, it is not uncommon to meet a vehicle coming from the opposite direction in Hook Lane.

As Hook Lane is a single track road with only five single-car passing places, a funeral party with large numbers of vehicles (a car park for 24 cars is being proposed) going to, or coming from, the site is highly likely to cause a blockage in Hook Lane. The traffic blockage could well tail back onto the A339. This is a hazardous junction ordinarily, and with additional queuing traffic up the bank towards Pitt Hall Farm, would become very dangerous.”

Baughurst PC: “Thank you for the opportunity to comment on the above application.

My Council have no objection to the application, but do have particular concerns surrounding the proposed access, which exits almost opposite Lloyds Lane, at a particularly treacherous stretch of the A339 in terms of visibility and accidents. When exiting Lloyds Lane onto the A339, sightlines to the right, facing traffic, are difficult, as the road lies uphill and traffic cannot be seen until reaching the brow of the hill.

My Council feel that this should be taken into consideration when deciding the issue.”

Wooton St Lawrence PC: “We are writing to give our backing and support to the residents of Ibworth who are objecting to the siting of a green burial site near the village of Ibworth. At a recent meeting between local parish councillors and officers from HCC to discuss the A339 the common conclusion amongst all the participants was that the A339 is an increasingly dangerous road.

The stretch between the 3 lane section to the South of Kingsclere and the end of the 50 mile speed limit below Woodgarston Farm being the most dangerous stretch of all. The road is twisting, hilly and narrow with no stopping places into which to pull off the road if necessary.

The idea of a funeral cortege of 25 vehicles coming from Newbury, over the hill from Folly farm and then halting almost immediately on the steep slope to turn right across the oncoming traffic into Hook lane, is surely not to be contemplated. The

Page 58 idea of a cortege of 25 vehicles leaving Hook lane and turning right across the oncoming traffic onto the A339 towards Basingstoke is equally not to be contemplated.

In conclusion we do not feel that there should be any possibility of a green burial site on Hook lane because of the safety issues involved in long lines of traffic exiting and entering the A339 at that point. There have been several bad accidents on that stretch of road recently as you will know and surely we do not want to allow schemes that may well lead to more of the same.”

Landscape Officer: No objection.

Biodiversity Officer: No objection subject to amendments.

Environmental Health: No objection, subject to conditions. Suggest consultation with Environment Agency.

Tree Officer: No objection in principle but requests additional information or revised layout.

HCC Highways: Following receipt of additional information no objection, subject to conditions.

Environment Agency: Following receipt of additional information no objection subject to informative.

HCC Rights of Way: No objection subject to informatives.

Public Observations

Eleven letters of objection and two petitions (each with six signatories)

 The proposal will have a detrimental impact upon highway safety at the junction of Hook Lane with the A339 both for vehicles turning into Hook lane from the A339 and for vehicles joining the A339 from Hook Lane.  The proposals will adversely affect the flow of traffic on the A339.  The proposal will impact negatively upon users of the Bridleway.  Adverse cumulative impact if both this development and the ponds at Folly Farm are approved  The proposed car park will encourage fly tipping.  Hook Lane is narrow with only 4 passing points and is used by large agricultural machinery, as such the proposal will increase traffic on hook lane to the detriment of highway safety.  Large Lorries already using rural lanes causing highway safety issues.  The proposed new access close to neighbouring property increases the potential for burglary.  The proposal may lead to contamination of the lake or ground water.  Badger activity is known within the area and may lead to issues.  Noise associated with burials will disturb users of the bridleway and

Page 59 neighbours  The applicant has ownership of several points of access to the A339 which would be more suitable.  There is an existing facility in Whitchurch, why is another needed within 10 miles, the application is not supported by a justification of need.  There are views of the site from the objector's property.  The objector has not received notification regarding the application.  The site is unsuitable for green burials.  Adverse impact on the AONB and represents major development which should be refused.  The proposed car park will impact negatively upon the AONB.  The site, in a deciduous woodland means that burial in winter will be visible.  No toilet facilities are provide and any such facilities in the future would impact detrimentally on the sites amenity.  Objector’s separate Highway Consultants report not available online.  HCC Highways advice has not considered the proposals correctly or considered the objector’s own highways consultant’s findings.

Support

 Funerals will take place in normal work hours and the average funeral has 12 vehicles for attendees.  Number of funerals are not high.  The site sits sympathetically within the AONB.  Most sites lock their gates at dusk and the site is not open outside daylight hours.  There are no marked graves and non-funeral visitors to such facilities tend to be low compared to those at conventional cemeteries.  There have been no reports of fly tipping at existing green burial sites.

Relevant Planning History

16/02431/AGPD Erection of open sided agricultural barn Raise No 27/07/16 objection Assessment

Principle of development

Planning law requires applications for planning permission to be determined in accordance with the development plan, unless material considerations indicate otherwise (section 70(2) of the Town and Country Planning Act 1990 and section 38(6) of the Planning and Compulsory Purchase Act 2004). The development plan of relevance to this application is the Basingstoke and Deane Local Plan 2011-2029. At a national level, the National Planning Policy Framework (NPPF) (2018) is a material consideration in any determination.

Page 60  National Policy

One of the three pillars of achieving sustainable development is the environment. The NPPF strongly supports the balance of economic and social objectives with protecting and enhancing our nature, built and historic environment including helping to improve biodiversity.

The NPPF at paragraph 172 gives great weight to conserving and enhancing landscape and scenic beauty in National Parks, the Broads and AONB which have the highest status of protection in relation to these issues. The scale and extent of development within these designated areas should be limited and planning permission should be refused for major development (which is a matter for the decision maker) other than in exceptional circumstances and where it can be demonstrated that the development is in the public interest. Consideration of the following three areas should be given during any decision in this regard: a) The need for the development, and the impact upon the economy; b) The cost of and scope for, delivering the development outside of the designated area or meeting the need in some other way; and c) Any detrimental effect on the environment, the landscape and recreational opportunities, and the extent to which this could be moderated.

It should be noted in the context of the NPPF the development is not considered a major development.

The development will not directly relate to the economy, as it is not for retail or residential purposes, however the management and maintenance of the site and facilitation of burials at the site is to give rise to one part time employment post. It is not considered that the development could be completed in an alternative location outside of the designated area, when considering this application relates specifically to the character and wooded nature of the site and its surroundings.

In respect of the proposal, the NPPF is clear in paragraph 172 that developments should be sympathetic to local character and history, including the surrounding built environment and landscape setting.

 Local Policy

The Local Plan has a number of objectives over the plan period 2011-2029 including being environmentally responsible and distinctive. Criterion n) of the Vision and Objectives of the Local Plan states that the Council will:

"Protect and enhance the borough's biodiversity and locally distinctive character of our priority habitats and landscapes, such as the North Wessex Downs AONB, through protection, partnership working, conservation and active management."

In respect of relevant policies in the Local Plan Policy EM1 requires development to demonstrate that the proposals are sympathetic to the character and visual quality of the area concerned and must respect, enhance and not be detrimental to the

Page 61 character or visual amenity of the landscape likely to be affected when paying attention to the following (of relevance to this application):

 The particular qualities identified within the Council's landscape character assessment;  Visual amenity and scenic quality;  The local character; and  Trees, ancient woodland and hedgerows and their function as ecological networks.

Development is also required to respect the sense of place, sense of tranquillity and remoteness and the quiet enjoyment of the landscape from Public Rights of Way (PROW). Where appropriate, developments will be required to include a comprehensive landscaping scheme to ensure that the development will be successfully integrated within the landscape and surroundings. In particular Policy EM1 states that designation of the North Wessex Downs AONB (the AONB) reflect the national importance of that landscape and its setting and any development proposals within the AONB must be determined in accordance with the NPPF and national guidance and guidance set out within the AONB Management Plan.

Also of relevance to this proposal is Policy EM4 of the Local Plan. This policy restricts any development proposals from having a significant harm to biodiversity, unless they have a significant public benefit. However, where the development is for biodiversity enhancements, it secures opportunities for improvements including a net gain in biodiversity through the creation, restoration or enhancement and management of habitats and features, including measures that help to link key habitats.

Policy EM10 of the Local Plan requires that all development respects the local environment and amenities of neighbouring properties in accordance with positively contributing to local distinctiveness and maintaining the amenity of neighbouring properties (including outlook, loss of light and overlooking).

Policy EM12 of the Local Plan requires that proposals do not result in pollution which is detrimental to quality of life, or poses unacceptable risks to health or the natural environment.

Policy CN7 of the Local Plan is also considered to have relevance in the assessment of this application and is concerned with applications for development which provide or improve essential facilities and services, and sustain and enhance the vitality and viability of communities. The policy goes on to state that:

"In addition to allowing, in principle, such proposals within settlements, these facilities and services may, as an exception, be permitted adjacent to settlements where they will meet an identified local need."

It is noted that cemeteries are included within the list of essential services identified as being relevant to this policy within the supporting text at paragraph 5.66 of the Local Plan.

Page 62 Also considered to be of relevance to this application, particularly in view of the concerns of the surrounding community, is Policy CN9 of the Local Plan which is concerned with the transport implications of development. Policy CN9 states that:

"Development should seek to minimise the need to travel, promote opportunities for sustainable transport modes, improve accessibility to service and support the transition to a low carbon future. Development proposals will be permitted that: a) Integrate into existing movement networks; b) Provide safe, suitable and convenient access for all potential users; c) Provide an on-site movement layout compatible for all potential users with appropriate parking and servicing provision; and d) Do not result in inappropriate traffic generation or compromise highway safety. Development proposals that generate significant amounts of movement must be supported by a Transport Statement or Transport Assessment and will normally be required to provide a Travel Plan."

The applicant’s Planning, Design and Access Statement states that existing burial sites in Basingstoke and Deane are reaching capacity. The statement further asserts that the proposed Green Burial Site delivers not only additional capacity but also a form of burial that cannot be met by existing provision. The applicant goes on to state that Green Burials are increasing in popularity due to their environmental credentials while also providing an opportunity for visitors to access and appreciate the countryside in a unique yet compatible way.

It is acknowledged that this proposal would present an opportunity for a form of burial which is not available elsewhere within the borough and that this is a form of interment which is becoming more frequently requested.

Given the absence of similar facilities elsewhere within the borough and increasing demand for the service it provides it is considered that the applicant can be considered to demonstrated a demand.

In this instance it is recognised that the application is neither within, nor adjacent to a Settlement Policy Boundary with the nearest being 4.39km distant at Basingstoke. It is also recognised that the proposed facility is a green woodland burial site and it must be acknowledged that such a facility is most likely to be adequately accommodated within a rural setting. It is therefore considered that given the specific nature of the proposed development, and subject to compliance with all other material policies the principle of the siting of a green woodland burial site in this rural location is considered to be acceptable, notwithstanding the requirements of Policy CN7 of the Local Plan with regard to the location of development.

The proposed development relates to the creation of a facility of a type considered to be an essential service under Local Plan Policy CN7. However, it is noted that Policy CN7 permits the principle of development for such facilities where they are located within, or in exceptional circumstances, adjacent to Settlement Policy Boundaries.

Page 63 Other Material Documents

With regard to the North Wessex Downs AONB Management Plan 2014-19 the key objectives relating to this site include:

Landscape:

 To maintain and enhance the distinctive landscape character of the North Wessex Downs.

Biodiversity:  Ensure that the characteristic habitats and species of the North Wessex Downs are conserved and enhanced;  Support the delivery of Biodiversity 2020 outcomes;  Support and encourage work to conserve and enhance the biodiversity of the North Wessex down through support for landscape-scale projects for habitat management, restoration and creation.

In respect of development that would be opposed within the AONB, the list as set out in the Management Plan on page 87-88 does not include works to locate a green woodland burial site. In this respect, the principle acceptability of the proposal is established, subject to other material considerations as set out below and in considering the opportunities to meet the objectives for landscape, biodiversity and the historic environment as set out above.

The Basingstoke Landscape, Trees and Biodiversity SPD adopted in July 2018 states that within the North Wessex Downs AONB scarp slopes are covered by open pastures with scrub and occasional woodland blocks. This type of landscape is prevalent at the application site. The SPD sets out that hedgerow restoration and woodland management are required within the AONB to provide a stronger landscape framework. As such, it expresses that proposed developments should be carefully placed in relation to existing woodland, trees and hedgerow. In this respect the SPD states that development close to woodland should be positioned a minimum of 20m from the edge of the woodland / tree belt to provide a buffer zone to create a naturally graded edge and maintenance access.

The impact of the proposal in terms of its impact upon landscape, trees, biodiversity, pollution, design and transport will be undertaken in the later sections of this report.

Impact on the character of the area/ design

The application is for the change of use of land from its current agricultural use to allow its use as a green woodland burial site with associated car parking and landscaping. The site is located within the North Wessex Downs AONB near Ibworth, with this landscape designation having great material weight. The site occupies what is currently agricultural land to the south-west of a row of previously agricultural, now commercial, buildings forming part of Folly Farm and north east of the rural hamlet of Ibworth.

Page 64 The land generally rises to the south-west from the A339 Kingsclere Road. A right of way runs south east to north west along the south western boundary of the application site and then continues westwards. As well as displaying the special chalk downland qualities of the AONB, the surrounding landscape lies within the Hannington Down Landscape Character Area and is characterised by an undulating topography with large-scale arable fields predominating, interspersed with typically small woodland blocks.

The application site occupies 0.5ha of which the majority would be the green burial site itself. This element would be bounded with stock proof fencing along its south western and north western boundaries and would be landscaped with a mix of native hedgerow plants, tree and under planting. The proposed burial plots would be arranged on a 3m x 4m grid pattern and each plot would be planted with a native tree. As such over time the site would become more densely planted with trees with varying degrees of maturity.

To the north eastern end of the site a car park is proposed accommodating 24 spaces which would be enclosed to the north west, north east and south east by a native field boundary hedge, stock proof fencing and additional native tree planting at the north western side. The proposed access track would pass from the car park along the north west of the existing copse of TPO'd trees before turning sharply to align with the existing field access onto Hook Lane. The access track would be finished with road planings and would be enclosed to its north western side by a native hedge.

Section 11A(2) of the National Parks and Access to the Countryside Act 1949 and Section 84 of the Countryside and Rights of Way Act 2000 require that relevant authorities in exercising or performing any functions in relation to AONBs should have regard to their purposes. The duty is relevant in considering development proposals that are both situated within and outside AONBs and which may impact on the setting of, and implementation of, the statutory purposes of these protected areas.

It is considered that some thought has been given to the layout and the location of the burial site adjacent existing woodland that will ensure it integrates well into the landscape. Similarly, the access road follows existing field patterns and combined with proposed hedge planting would not have a significant impact upon the environment.

The car park is located south of a small spinney and follows its form, being well screened by mitigating planting. Whilst this element represents an incongruous rectangular element in the landscape its location and the proposed screen planting should mitigate the rectilinear form and the probable infrequent use should mean that there are very limited views to parked vehicles which, located on this prominent brow, would detract from the immediate landscape character.

One concern expressed by the Landscape Officer with regard to the proposals is the density of tree planting. Whilst some native trees such as birch could be easily accommodated in a 3m x 4m grid, larger native trees, such as oak, may be planted too densely in this grid. Selective thinning would obviously not be an option, so the

Page 65 Landscape Officer considers that consideration should be given about the placement of tree species within the site. This is a matter for the applicant’s ongoing management of the site and is not a matter for planning controls.

Effect upon Visual Amenity

There will be close proximity views onto the burial site from the PROW bridleway which is located immediately adjacent to the south western boundary of the site. However, the design, location and landscaping would mitigate views of the car park with appropriate screen planting and by locating the car park between two areas of woodland.

At times of funerals there will may be views of parked vehicles from the bridleway and the nearest road, Hook Lane. However, these will be temporary in duration and will be glimpsed or long distance views. As such, it is anticipated that the impact will not be large or significant or be of detriment to the setting or character of the rural landscape of the AONB. It is also noted that the site would only be open during daylight hours and that no external illumination is proposed. A condition restricting such lighting is recommended to ensure this in the future.

With regard to the existing TPO'd trees adjacent to the access track, car park and the burial site it is noted that the Tree Officer had requested that either a Tree Protection Plan and arboricultural impact assessment be submitted, or that a minimum 5m wide buffer be put in place between the proposed track, any graves and the protected trees. It is considered that a 5m buffer between the track and the trees would significantly and unacceptably widen the track and its impact in landscape terms. It is noted that the applicant has submitted an Arboricultural Impact Assessment and Tree Protection Plan. Any additional comments from the Tree Officer will be reported in the update paper

Impact on neighbouring amenities

The nearest residential dwelling is Balstone Farm House which is located to the south west of the application site at a distance in excess of 300m from the south western boundary of the site. Given this degree of isolation from surrounding residential dwellings it is considered that the proposal would not have a detrimental impact on the amenities of neighbours in terms of loss of privacy, loss of light or overbearing impacts. Letters of objection to this proposal have raised concern with regard to noise and disturbance to neighbours arising from burial proceedings. It is noted that the applicant intends that only one interment would take place at the site per day. A condition restricting the use of the site to one burial per day is considered to be both reasonable and necessary and is therefore recommended.

Given the lack of power infrastructure at the site (which precludes the use of powerful amplification equipment), the frequency of the use of the site and its separation from neighbouring dwellings it is considered that the proposal would not have a significantly detrimental impact on the amenities of neighbours.

As such, the proposal is considered to be acceptable in this regard and would accord with Policy EM10 of the Local Plan.

Page 66

Public Rights of Way

There are two PROW running adjacent to the application sites south western boundary, from which views into the site will be available. The PROW Officer has no objection to this proposal however advises that, should this application be granted permission, construction traffic will need to cross the public right of way for access. As such, the PROW Officer suggests that informatives be added to advise the applicant that that the PROW route should be kept open throughout the construction period. In addition, the PROW Officer recommends that an appropriate traffic management system be secured and implemented through condition to ensure the safety and convenience of users of the rights of way.

Policy EM1 of the Local Plan requires that developments do not impact upon the quiet enjoyment of the landscape from PROW.

It is considered that the informatives recommended by the PROW Officer are both reasonable and necessary and as such have been included. It is therefore considered that the application is in accordance with Local Plan Policies EM1and the Landscape, Biodiversity and Trees SPD in this regard.

Biodiversity

The Biodiversity Officer has advised that the application is acceptable in principle, however, it is advised that opportunities to join up all woodlands within the area to bring about maximum biodiversity benefit should be sought. As such, a condition seeking details of a scheme for the mixed native species hedgerow planting to be extended to join up Hopgarden Copse, to the west of the site, and the woodland to the east of the proposed development along the southern boundary of the application site is considered to be both reasonable and necessary.

The Biodiversity Officer notes that the schedule of plants submitted states 1000 Narcissus pseudonarcissus bulbs will be planted. Hopgarden Copse to the west of the site is a designated ancient woodland site. It is not known if this woodland supports wild daffodils but given several ancient woodland sites exist within the wider area any daffodil planting would need to be of wild daffodils of local provenance. An informative in this regard is recommended.

It is not certain if the burials will exist over the whole site but an informative advising the applicant that it will need to remain possible to access all the habitats to be created with the necessary machinery in order to maintain/mange them in the long term will be added.

Further to the above it is considered that the proposed development is acceptable in Biodiversity terms and that, as such the proposal is in accordance with Policy EM4 of the Local Plan

Page 67 Highways

It is noted that a significant proportion of the local concern with regard to the proposal is related to the attendant impacts upon highway safety and convenience. As such, the application has been supported by a Transport Statement and further supported by swept path diagrams for a 6.3m hearse and visibility splay diagrams for the A339 and Hook Lane Junction. During the course of the assessment and consideration of the application, objectors to the proposal have also commissioned and submitted a Highway Report by Bellamy Roberts. The application has been considered in consultation with the HCC Highways team who have had access to the applicants Transport Statement and additional information, the objector’s Bellamy Roberts Highway Report and the full range of letters of objection received.

The information supporting the application states that only one funeral would take place at the site per day. The applicant has also extrapolated the likely pattern of usage and demand for the site based on similar facilities located elsewhere in the UK. The Transport statement submitted by the applicant asserts that the proposed use would lead to between 12 and 25 movements on days when services took place with a smaller number of persons attending on non-funeral days. It is also estimated that interments would take place at a rate of approximately 1 every 2 weeks. The objector’s consultant (Bellamy Roberts) Highway report estimates that an average number of cars is 25 cars per service (50 movements), although it is acknowledged that these number are based upon experience gained in respect of crematoria.

Having taken into account the information provided from the applicant and by those objecting to the proposal, the HCC Highways Officer has advised that no objection is raised. HCC Highways recommend with regard to the proposed development subject to the imposition of a condition requiring the submission and approval of a Construction Method Statement to ensure highway safety and the convenience of other highway users is maintained during the construction period. It is noted that the Highway Officer has based the response to the application on the levels of activity at the site and as such, it is considered to be both reasonable and necessary to recommend a condition that the number of funerals undertaken at the site should not exceed one per day.

The proposed development would provide 24 car parking spaces, including two disabled spaces although it is noted that the spaces specified measure 4.8m in depth. This is below the minimum dimensions recommended within the Parking SPD of 2.7m in width and 5.2m in depth with 6m between rows of parking spaces to enable access and egress. It is considered that there is adequate space on the site for the provision of spaces in accordance with the adopted standards. Therefore a condition requiring the submission of a plan showing parking provision of 24 spaces in accordance with the adopted standards to be provided and approved prior to the commencement of the use as a green burial facility is considered necessary and reasonable.

As such, while the concerns of objectors are recognised, it is noted that the Highway Officer has raised no objection to the proposal on the basis of trip generation, parking capacity or highway safety. The professional advice of the Highway Officer carries significant weight in the assessment of this application and in view of their

Page 68 recommendation it is considered that the application is acceptable in this regard and is in accordance with Policy CN9 of the Local Plan subject to the conditions outlined above.

Community Infrastructure Requirements

Basingstoke and Deane Borough Council implemented its Community Infrastructure Levy (CIL) on the 25th June 2018. The required forms have been submitted for CIL contributions to be calculated if applicable. From these forms, it would appear that the development: is not CIL liable as it relates to a change of use of the land and does not relate to the creation of one or more residential dwellings and would not result in an increase in floor space.

Pollution

The application, as originally submitted was met with an objection by the Environment Agency as there was concern that the application did not provide adequate information to demonstrate that the risks to groundwater resources, from which supplies of potable water are obtained, can be safely managed. The applicant provided additional information in the form of a Detailed Quantitative Groundwater Risk Assessment provided by Hydrogeo Ltd. The Environment Agency confirmed that the assessment was satisfactory and withdrew their objection to this application. As such it is considered that the proposed development is acceptable in terms of its potential to lead to pollution events and as such is considered to be in accordance with Policy EM12 of the Local Plan.

Informatives suggested by the Environment Agency with regard to burial locations and actions to be undertaken if weathered chalk is exposed in the excavation of graves are recommended to be added.

Other matters

Concerns raised with regard to the potential for fly tipping and the use of the access track to abet burglary of neighbouring sites are noted, however it should be noted that the applicant has stated that the access gate to the site would be locked when the facility is closed and as such it is considered that the proposal would not in and of itself lead to a greater potential for such antisocial behaviours. As such, it is considered that a reason for the refusal of the application on such grounds could not be substantiated.

Concern has been raised that the proposal will be visible from surrounding dwellings. Planning legislation does not enshrine a right to a view and in this instance the proposal is considered to be acceptable in terms of its impacts upon the wider landscape and the amenity and setting of the AONB. As such, it is considered that the fact that the site may be visible to nearby residents would not lead to a detrimental impact upon the residential amenity of those neighbours.

Page 69 Conditions

1 The development hereby permitted shall be carried out in accordance with the following approved plans:

1072028-16-09b, Site Plan. 01, Landscape Proposals. 1072028-17-02a, Site Plan. 509.0010.002, Site access visibility splays. 509.0010.004, Visibility splays at A339/Hook Lane. 509.0010.001 Rev B, Access design and tracking.

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

2 The development hereby permitted shall be begun before the expiration of 3 years from the date of this planning permission. REASON: To comply with Section 91 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.

3 The use of the site for burials shall not exceed one burial per day. REASON: In the interests of the amenity of the area and in the interests of highway safety in accordance with Policies EM1 and CN9 of the Basingstoke and Deane Local Plan 2011-2029.

4 No external lighting shall be installed or erected at the site at any time. REASON: In the interest of the amenities of the area and the setting of the North Wessex Downs Area of Outstanding Natural Beauty and in accordance Policies EM1 and EM4 of the Basingstoke and Deane Local Plan 2011-2029.

5 No development in respect of the surfacing and laying out of the car park and access track shall commence on site until details of the materials to be used for hard surfacing have been submitted to and approved in writing by the Local Planning Authority. The approved surfacing shall be completed before the use of the site as a green burial facility is commenced. REASON: Details are required prior to commencement because insufficient information has been submitted with the application in this regard, in the interests of visual amenity and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.

6 The use hereby approved shall not commence 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 together with the details design and location of any bins, benches or other furniture to be located at the site. The approved screen walls/fences and furniture shall be erected before the use approved is commenced 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

Page 70 others of similar size and species, details of which shall be agreed in writing by the Local Planning Authority before replacement occurs. REASON: In the interests of the amenities of the area and in accordance with Policy EM1 of the Basingstoke and Deane Local Plan 2011-2029.

7 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. Means of access (temporary or permanent) to the site from adjoining maintainable public highway, including the associated traffic management arrangements. ii. 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); iii. loading and unloading of plant and materials away from the maintainable public highway; iv. storage of plant and materials used in constructing the development away from the maintainable public highway; v. wheel washing facilities or an explanation why they are not necessary; vi. measures to control the emission of dust and dirt during construction; vii. a scheme for recycling and disposing of waste resulting from construction work; and viii. 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 in the absence of accompanying 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 Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.

8 Notwithstanding the submitted details, prior to the commencement of works in relation to the landscaping of the site there shall be submitted to and approved a plan showing how native planting corridors to join up all woodlands within the area shall be implemented to bring about maximum biodiversity benefit. Prior to the commencement of the use hereby approved development shall be carried out in accordance with the approved plans and shall thereafter me maintained. REASON: In the interests of bringing about a biodiversity benefit in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011- 2029.

Page 71 9 No memorials or headstones shall be erected at the site. REASON: In the interests of the amenities of the area and in accordance with Policy EM1 of the Basingstoke and Deane Local Plan 2011-2029.

10 Notwithstanding the provisions of Town and Country Planning (Control of Advertisements) Regulations (or any Order revoking and re-enacting that Order with or without modification) no advertisement 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: in the interests of the amenity of the area and to safeguard the amenities AONB in accordance with Policy EM1 of the Basingstoke and Deane Local Plan 2011-2029.

Informative(s):-

1. 1.1 The applicant's attention is drawn to the fact that the above conditions (if any), must be complied with in full, failure to do so may result in enforcement action being instigated.

seeking further information following receipt of the application; considering the imposition of conditions.

In this instance:

Page 72 the applicant was updated of any issues after the initial site visit;

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

3. The applicant should ensure that any burials are in line with our guidance. In particular:  at least 250 metres from any well, borehole or spring supplying water for human consumption or used in food production – for example at farm dairies  at least 30 metres from any spring or watercourse not used for human consumption or not used in food production  at least 10 metres from any field drain, including dry ditches

Groundwater within the Chalk aquifer is likely to be some 50m bgl and as such the presence of springs is highly unlikely. However, whilst no specific risk was identified, we would advise that if any weather chalk is exposed in graves, this should be covered by a layer of the overlying clay, prior to burials taking place. This will help further reduce any residual risk of pollutants migrating to groundwater.

4. The schedule of plants submitted states 1000 Narcissus pseudonarcissus bulbs will be planted. Hopgarden Copse to the west of the site is a designated ancient woodland site. Any daffodil planting would need to be of wild daffodils of local provenance.

5. It will need to be possible to access all the habitats to be created with the necessary machinery to maintain/mange them in the long term.

6. There must be no surface alterations to the right of way, nor any works carried out which affect its surface, without first seeking the permission of Hampshire County Council, as Highway Authority. For the purposes of this proposal that permission would be required from this department of the County Council. To carry out any such works without this permission would constitute an offence under S131 Highways Act 1980, and we would therefore encourage the applicant to contact us as soon as possible to discuss any works of this nature.

7. Nothing connected with the development or its future use should have an adverse effect on the right of way, which must remain available for public use at all times.

8. No builders or contractors vehicles, machinery, equipment, materials, scaffolding or anything associated with the works should be left on or near the footpath so as to obstruct, hinder or provide a hazard to walkers.

Page 73 Site plan

Page 74 Landscape Proposal

Page 75 Cttee: 6 March Item No. 2 2019

Application no: 18/02435/FUL For Details and Plans Click Here

Site Address Church Field Land At OS Ref 468719 150901 St Marys Church Road Mapledurwell Proposal Change of use of land from agricultural to a dog exercise area, with associated parking and erection of a 1.8m high fence

Registered: 22 August 2018 Expiry Date: 8 March 2019 Type of Full Planning Case Officer: Rebecca Murray Application: Application 01256 845578 Applicant: Mr & Mrs Alan and Agent: Mr Lee Scott Charlotte Hutton Ward: Basing Ward Member(s): Cllr Onnalee Cubitt Cllr Sven Godesen Cllr Paul Gaskell

Parish: MAPLEDURWELL OS Grid Reference: 468720 150901 AND UP NATELY CP

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

Reasons for Approval

1. The proposed change of use would provide rural diversification in line with the general aims of Policy EM4 of the Basingstoke and Deane Local Plan 2011- 2029.

2. The proposal would not cause harm to the amenities of adjoining land uses more than could be reasonably expected from the site’s current use. The proposal therefore accords with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.

3. The proposed design of the site would not dominate or compete with the local character of the area and would not have a detrimental impact upon the character and appearance of the surrounding area or the adjacent Mapledurwell Conservation Area in accordance with the National Planning Policy Framework (2018) Sections 12 and 15 and Policies EM1, EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029.

4. The proposed development would not result in substantial harm to the special interest of the Grade II* Listed Church of St Mary or its setting, and the less than substantial harm as a result of the development would be outweighed by the public benefits in accordance with Section 16 of the National Planning

Page 76 Policy Framework (2018) Section 16 and Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029.

General comments

The application is brought to the Development Control Committee due to the number of objections received and the Officer’s recommendation for approval.

Planning Policy

The site lies outside of the Settlement Policy Boundary within designated countryside. The Mapledurwell Conservation Area is located to the north of the site, as well as the Grade II* Listed Church of St Mary.

National Planning Policy Framework (NPPF) (February 2019)

Section 2 (Achieving sustainable development) Section 4 (Decision-making) Section 8 (Promoting healthy and safe communities) Section 9 (Promoting sustainable transport) Section 11 (Making effective use of land) Section 12 (Achieving well-designed places) Section 15 (Conserving and enhancing the natural environment) Section 16 (Conserving and enhancing the historic environment)

Basingstoke and Deane Local Plan 2011-2029

Policy SD1 (Presumption in Favour of Sustainable Development) Policy CN9 (Transport) Policy EM1 (Landscape) Policy EM4 (Biodiversity, Geodiversity and Nature Conservation) Policy EM6 (Water Quality) Policy EM7 (Managing Flood Risk) Policy EM10 (Delivering High Quality Development) Policy EM11 (The Historic Environment) Policy EM12 (Pollution) Policy EP4 (Rural Economy)

Supplementary Planning Documents and Guidance (SPD's and SPG's) and interim planning guidance

Planning Obligations for Infrastructure SPD (March 2018) Parking Standards SPD (2018) Landscape, Biodiversity and Trees SPD (2018) Farm Diversification and Traditional Farmsteads SPD (2007) The Historic Environment: Listed Buildings SPG (2003)

Page 77 Other material documents

Sections 66 and 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990 Historic England (2015) Managing Significance in Decision Taking in the Historic Environment The Community Infrastructure Levy Regulations 2010 (as amended) Mapledurwell Conservation Area Appraisal (2004)

Description of Site

The application site is located within open countryside to the south of the rural village of Mapledurwell. The site is immediately adjacent to the Mapledurwell Conservation Area and a Grade II* Listed Church and covers approximately 1.24ha. The site is currently used as an agricultural field bordered by native hedgerow on three sides and a wire fence on the boundary facing the listed church to the north of the site. The site is visible from St Mary Church Road, the lane which extends to the north and eastern corner of the field as well as from the Public Right of Way (PROW) which extends along the full extent of the northern edge of the field. The site is generally rectangular and gently slopes from west to east.

Proposal

The proposed development seeks the change of use of the land from its existing agricultural use to a dog exercise area, with associated parking and the erection of a 1.8m high 17 mesh wire fence around the site. The fence would be set back 0.6m from the original fence line. No equipment is proposed, and the site would be used for dog walking only. The parking area would be located in the northeast corner of the site.

In support of the application, the submitted Design and Access Statement states that the field would be booked in hourly time slots.

Consultations

Mapledurwell and Up Nately Parish Council: “Many people come to Mapledurwell to walk, jog, cycle and ride to enjoy our countryside and especially the Conservation Area. It is only 3 miles from the centre of Basingstoke.

We have a duty to protect its assets for now and for future generations.

The impact on the Conservation Area would be significant. A 1.8m high fence directly in front of a view from the grade 11* listed church and along a public footpath bordering the Conservation Area cannot blend easily with the landscape. The view from the church yard across Church Field and beyond is the most beautiful, and its setting the most tranquil, in the parish.

Although farmers are encouraged to diversify to boost income, this project is controversial. We have had many complaints about this and none supporting it.

Page 78 People enjoy exercising their dogs in the countryside, and there are lots of free open spaces available in this area: Basing Common, Crabtree Plantation, The Lime Pits and many footpaths and bridleways.

The law states that dogs must be kept under control at all times, whether on or off the lead. Professional dog walkers do not earn much to be able to afford it. They also advertise that they take the dogs on varied walks for the dogs’ enjoyment.

Dog trainers would generate a lot of traffic down the very narrow access lane which has had vehicles tipping into the ditch alongside (three this year) and has no passing places for most of its length. They would also be noisy. People have reported that other similar sites do cause annoyance by dogs barking.

People with dogs that cannot be let off the lead in the village are saying that they would not use it as they enjoy walking through the countryside with their dogs even though they cannot let them free. The most likely users would be people from outside the village.

The village as a whole has narrow winding lanes with few passing places and any further increase in traffic right into the far end of it would only make it worse.

The poo bags and bins to be provided would not be enough, and the field cannot be supervised effectively enough to ensure users pick up and bin all poos. It would be difficult to keep track of where the dog defecates unless the owner is close by. An accumulation of faeces over time would degrade the land and the smell could permeate the church area.

It would interfere with others visiting the church and church yard.

A church and graveyard are places of peace, quiet worship and contemplation. Barking dogs and shouting or whistling owners are not compatible with this.

At the end of this application it states, “A change of use is considered to be of key importance to the long term economic viability of the agricultural enterprise”. It is difficult to see how this could possibly be the case unless the change of use would involve more than that being declared in the application.

Change of use from agricultural land would open up Church Field to future development by creep and a valuable asset for the conservation area would be gone forever.

The Parish Council cannot support this application.”

Conservation Officer: Objection – adverse impact on the conservation area and harm to the Grade II* Listed Church.

Landscape Officer: Objection – adverse impact on visual amenity due to parked cars, hard surfacing and fencing.

Page 79 Tree Officer: No objection.

Historic England: No response received.

Public Observations

Fourteen letters of objection to the application:

 Access would be via a single track road with no passing places or safe areas for pedestrians  St Mary’s Church Road is a single access lane with junctions with Down Lane and Frog Lane where visibility at these junctions is limited  Increased noise pollution and environmental pollution (dog faeces)  The area is within a conservation area with a number of footpaths and accesses for dog walkers  Location directly adjacent to the Listed 11th Century Church  Visual impact of a 1.8m high fence and associated kennels  Impact on local species and wildlife, particularly bats  Why would people pay to unlock a gate, park a car and stand while their dogs run free?  The use would draw more people to the area causing additional noise, traffic and disruption  The noise will be at odds with the rural environment  Flooding causes issues for accessing the site  No need for this type of facility to become a permanent and commercialised fixture  The application is in order to obtain planning for a residential property  Environmental pollution from plastic bags and general walker litter  There are much better and more suitable plots owned by the applicant in the area for this use  No mention of how the dogs will be supervised / site maintained  Never been conflict between existing walkers and the church users regarding parking  Visually intrusive fencing

Relevant Planning History

None.

Assessment

Principle of development

Planning law requires applications for planning permission to be determined in accordance with the development plan, unless material considerations indicate otherwise (section 70(2) of the Town and Country Planning Act 1990 and section 38(6) of the Planning and Compulsory Purchase Act 2004). The development plan of relevance to this application is the Basingstoke and Deane Local Plan 2011-2029. At a national level, the NPPF is a material consideration in any determination.

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In addition, in assessing the principle acceptability of the application, it is necessary to consider whether the proposal is compliant with statutory legislation in respect of Section 66 and 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990. This is to ensure that the proposal complies with this Act in respect of the preservation of the adjacent Grade II* Listed Church and its setting and to the preservation of the character and appearance of the Mapledurwell Conservation Area which are material considerations due to their proximity to the determination of this application.

 National Policy

The NPPF outlines a presumption in favour of sustainable economic, social and environmental development (paragraph 11). These roles are mutually dependent and should be jointly sought to achieve sustainable development. Paragraph 124 of the NPPF sets out that good design is a key aspect of sustainable development, creates better places in which to live and work and helps make development acceptable to communities.

Of greatest relevance to this application is paragraph 83 (criterion a) – c)) of the NPPF which states that planning policies and decisions should enable:

a) the sustainable growth and expansion of all types of business in rural areas, both through conversion of existing buildings and well-design new buildings; b) the development and diversification of agricultural and other land-based rural businesses; and c) sustainable rural tourism and leisure developments which respect the character of the countryside.

Paragraph 84 supports this paragraph and states that decisions should recognise that sites to meet local business and community needs in rural areas may have to be found adjacent to or beyond existing settlements, and in locations that are not well served by public transport. In these instances, it is important to ensure that the development is sensitive to its surroundings, does not have an unacceptable impact on local roads and exploits any opportunities to make a location more sustainable.

In relation to the presence of the Grade II* Listed Church which lies adjacent to the site (to the north), paragraph 192 of the NPPF states that when considering the impact of a proposed development on the significance of a designated heritage asset, great weight should be given to the asset’s conservation (this is assessed below). Paragraph 189 states that in determining applications, LPAs should require an applicant to describe the significance of any heritage assets affected including any contribution made by their setting. The level of detail should be proportionate to the assets’ importance and no more than is sufficient to understand the potential impact of the proposal on their significance. In this instance, the listed building is of high importance, being Grade II* listed. However, given the scale of the development it is considered that the historic environment section of the submitted Design and Access Statement is sufficient in assessing the perceived impact. The Conservation Officer did not raise concerns in this regard.

Page 81 As a minimum the historic environment record should be consulted with any application impacting or effecting a heritage asset. It is clear from the submission that this was not the case. Although this is considered to be contrary to the NPPF, the Conservation Officer has not raised an objection in this regard and given the scale of the development it is not considered that the proposal is unacceptable in this regard.

 Local Policy

Policy SD1 sets out that the council will take a positive approach to determining proposals that reflect the presumption in favour of sustainable development within the NPPF, working proactively with applicants to secure development that improves the economic, social and environmental conditions in the area. The Policy also establishes that applications that are in accordance with the policies in the Local Plan, will be approved without delay unless material considerations indicate otherwise.

Of most relevance to this application is Policy EP4 regarding Basingstoke’s rural economy. The policy states that to support the rural economy, development proposals for economic uses in the countryside will be permitted where: (d) they enable the continuing sustainability or expansion of a business or enterprise, including development where it supports a farm diversification scheme and the main agricultural enterprise. The proposed development therefore accords with the general aims of this part of Policy EP4 and must be considered against parts (f) – (h) of the policy. As such, developments will be permitted where they are well designed, are of a use and scale that is appropriate to the site and location when considering: f) landscape, heritage and environmental impacts; g) the accessibility of the site; and h) the impacts on the local highway network (including the type of traffic generated, the appropriateness for the rural roads and impact on their character).

These matters are considered within the following sections of the report having due regard to other relevant policies of the Local Plan.

In relation to the Grade II* Listed Church of St Mary, Policy EM11 states that development must conserve or enhance the quality of the borough’s heritage assets in a manner appropriate to their significance. The listed church is located immediately adjacent to the site (to the north), with a footpath between the two site boundaries.

The Farm Diversification SPD (2007) aims to accommodate for changing trends in the agricultural industry as farmers explore alternative ways to support their faming incomes to improve their long-term viability. The proposal must have due regard to its scale, location, character of the locality, compatibility with agricultural operations on the farm, neighbouring amenities, traffic, access and highway safety and enjoyment of the PROW.

In this instance, the Local Plan policies do not explicitly advise against such development. When balancing this assessment with the overarching principles of

Page 82 Policy EP4 and this particular use of the land for the purposes of farm diversification, taking into account the aims of the NPPF 2019 as a material consideration, it is considered that in this instance (and in respect of the Listed Church), the development is acceptable in principle. As stated above, this is subject to other relevant material considerations, which are addressed in the following sections.

Impact on Heritage Assets

Local Authorities are required by Sections 66 and 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990 to pay special attention to the desirability of preserving or enhancing the character or appearance of Listed Buildings and Conservation Areas when considering development proposals that affect the setting or views into it.

The Grade II* Listed Church is separated from the site by a wire fence, footpath and traditional wall. The conservation area appraisal specifically mentions the church stating ‘apart from its intrinsic architectural and historic value, it is a landmark visible from all directions and makes an important contribution to the character of the conservation area’. Due to the proximity of the application site to the Grade II* Listed Church, it is acknowledged that any form of development at this site will impact upon the setting and special interests of the listed building. However, the proposed works are considered to be of low intensity and of low impact. No significant changes are proposed to the landscape and the proposed fencing and parking can be controlled by way of condition to ensure that sensitive materials are chosen to not be visually harmful to the setting of the listed building.

It is therefore considered that the harm as a result of the proposal is less than substantial, which is agreed by the Conservation Officer. Given the type of development and height of the fencing (with due regard to the possibilities under permitted development rights) the development is not considered to substantially impact upon the special interest of the listed building to warrant a reason for refusal.

As the development site is in excess of 1000m², and would have a less than substantial impact upon the character and appearance of the Conservation Area, the Local Planning Authority are legally obliged to consult Historic England, under Regulation 5A(3) of the Planning (Listed Buildings and Conservation Areas) Regulations 1990 (as amended). Historic England were consulted and no comments have been received regarding this application.

Although the site is not situated within a conservation area, it is located to the southern end of the Mapledurwell Conservation Area. As such, although not directly related, the conservation area must be considered when determining the application.

The Conservation Officer has noted that there is an important vista from the conservation area looking south on the north east corner of the site. The

Page 83 conservation area appraisal sets out that Mapledurwell has an ‘overriding rural and agricultural character’. The appraisal then goes on to state ‘The openness of the surrounding land, together with the many open fields within the Conservation Area boundary, enables long and wide views to the east towards a wooded ridge. South of the church, levelling land provides views across the farmed landscape.

The Conservation Officer objects to the proposal on the grounds that they consider the change of use and operational development would have a negative impact on the character and appearance of the conservation area. This is because they consider the use would result in a change in the management of the field, with the grass maintained at a lower level and the introduction of dog bins. The proposed fence is also considered to be particularly harmful and an incongruous form of boundary treatment giving the field a more urbanised character.

Although these comments are acknowledged, it is not considered that a change in the management of the field or the length of the grass at this site would impact upon the openness of the land or the agricultural or rural character of the site. Such a change to the management of the field or crops, for example, are not controllable under planning legislation. Although the site would have a new boundary treatment (which would be set within the existing hedge), this is possible to achieve under permitted development rights (Schedule 2, Part 2 Minor Operations, Class A) and any further subdivision can be controlled by way of condition and therefore it would be unreasonable to refuse the application on this basis.

In addition, the application does not propose dog bins or similar paraphernalia and any additional details can be controlled by way of condition, to ensure they are first agreed by the LPA and will ensure the Conservation Officer has opportunity to comment. Finally, it is not considered that new fencing and gates of this type and scale can be considered urbanisation of the site, when similar sites have been subdivided for agricultural or equestrian purposes in rural areas of the Borough. On this basis, it is not considered that there will be an overriding significant harm caused by the proposal on the character and appearance of the conservation area. As agreed by the Conservation Officer, the harm of the proposed development on the character and appearance of the conservation area would be less than substantial.

Within this location, and with consideration to fencing that could be erected under permitted development rights by the landowner (as set out above), the proposal would be of a size and design that would not dominate or generate substantial harm to the special interests or setting of the heritage asset. In respect of the Mapledurwell Conservation Area the fencing proposed would be screened on three sides by existing hedging and would not be any higher than fencing that could be erected under permitted development rights. It is therefore considered that while the Conservation Officer’s comments are acknowledged, the vistas from the conservation area would not be harmed any more than could be expected from the existing land use in its existing form or what could be implemented or erected under the existing agricultural land use. The proposal is therefore in accordance with the requirements of Sections 66 of the Town and Country (Listed Buildings and Conservation Areas) Act 1990 and Policy EM11 of the Local Plan, in addition to Section 12 of the NPPF.

Page 84 It is also considered that the proposal would comply with Section 16 of the NPPF (Conserving and enhancing the historic environment), Policy EM11 (Historic Environment), and related Supplementary Planning Documents and Guidance. Further, it is considered that its design accords with the aims of Section 12 of the NPPF (Achieving well-designed places), with Policy EM10 (Delivering High Quality Development) of the Local Plan, and with the Design and Sustainability SPD.

Conditions are recommended to be imposed to control materials and finishes of the parking surfacing, fencing and gates, landscaping, any additional furniture and future subdivision will be restricted in the interests of visual and character amenity in accordance with Policy EM11 (as discussed in the preceding section).

Impact on the character of the area/ design

Policy EM1 states that development will be permitted only where it can be demonstrated that the proposals are sympathetic to the character and visual quality of the area concerned and must respect, enhance and not be detrimental to the character or visual amenity of the landscape likely to be affected. Of additional relevance is Policy EM10 which states that proposals will be required to respect the local environment, contribute to the streetscene and be visually attractive. Policy EM10 also seeks high quality development across the borough, based upon a robust design-led process and a clear understanding of the local identity and context of development to create successful, inviting places where people want to live, work and enjoy themselves.

The application site is situated within open countryside, to the south of the rural village of Mapledurwell. The site is also immediately adjacent to the southern end of the Mapledurwell Conservation Area and immediately south to the Grade II* Listed Church. As mentioned above, there is a vista from the conservation area looking south on the northeast corner of the site.

The site has a quiet, rural and sensitive character, and there are open views across the site from the lane which extends to the north eastern corner of the field, as well as from the PROW which extends along the full extent of the northern edge of the field. A further PROW runs in a north-south direction to the east of the site.

The change of use of the land would not introduce any additional buildings or equipment that could not reasonably be introduced for agricultural purposes. The proposal is for the change of use of the land and the erection of a fence and gates. The fence would be 1.8m in height and is necessary to ensure that the dogs using the field are contained within the site, and do not escape to disturb any animals in neighbouring fields. The fencing would subdivide the land into two areas, one main area for dog walking use and a separate smaller area immediately at the existing entrance to the site for the parking of vehicles.

This subdivision of the otherwise visually open landscape may be considered somewhat uncharacteristic, but not dissimilar to fields used for equestrian uses with small sections separated off to accommodate a yard/stables and parking area. The Landscape Officer has raised concerns in this regard. Although the subdivision of agricultural land would, to a certain extent, diminish the openness of the landscape,

Page 85 it is not unusual to find subdivided agricultural or equestrian plots within the countryside. The proposed subdivision would therefore not be uncharacteristic within the landscape and given the size of the site, it would not significantly lessen the landscape’s overall sense of openness. The fence would also be erected adjacent to an existing hedge of a similar height and as such would be screened on three sides.

As noted above, the proposed fence is also able to be erected under permitted development rights under the current agricultural use by the land owner. Notwithstanding this matter, it is considered reasonable to restrict further subdivision of this site in order to preserve the landscape and visual amenity of the site in respect of its openness.

Specific details of the gates have not been provided within the submission and can be controlled by way of condition. The applicant has stated that it is their intention to erect two gates approximately the same height as the fence (12ft wide galvanised box frame). This will form a double gate system, with one gate for vehicular access for the dog walkers (who will then access the walking area via a side gate) and then a second gate which will be used for maintenance of the grassland by the applicant. In respect of the area designated for parking as marked on the plans, there is no proposal to cover the area in hardstanding. Instead, it intended for the parking area to remain natural in appearance to be sympathetic with the sites rural location. It is proposed that mesh will be used for the surfacing in the car parking area to ensure that it remains like a field and is still grass. Specific details of the surfacing will be requested by way of condition.

Although this type of fencing is not generally found within the local area, there are no permitted development rights which would restrict the material of choice for the fencing of this agricultural land. Permitted development rights with regards to fencing or other means of enclosure merely controls the height. In order to mitigate against the visual impacts of the fencing and car parking area, it is considered necessary and appropriate to ensure that suitable landscaping is provided surrounding the parking area to reduce the visual impact of the enclosed area and parked vehicles. This will be dealt with by way of condition.

As such, it is considered that the proposal would not result in an unacceptable change in the character of the field which would adversely impact upon the landscape character and visual amenity of the area.

On balance, the proposal is considered to be in accordance with Policies EM1 and EM10 of the Local Plan. Notwithstanding this conclusion, full details of the gates and surfacing proposed, a landscaping scheme and details of any additional furniture (such as bins) will be controlled by way of condition.

Impact on neighbouring amenities

There are two neighbouring properties on St Mary’s Church Road which are located over 50m to the north of the site. Elm Cottage and Meddings Farmhouse are also within close proximity, to the north east of the site, approximately 100m from the boundary of the site. Given that externally there will be little change to the site, other

Page 86 than the erection of a 1.8m fence, it is considered that the noise and disturbance generated from the proposal is most likely to impact upon neighbours.

A noise assessment has not been submitted with the application, however, given the level of use proposed, the proposed use for dog walking and given the separation distances between the neighbouring properties and the site, it is not considered that the proposed use would have any significant impacts upon the amenities of neighbouring dwellings. It should also be noted that dog walkers can already use the footpath network in the area, and such uses are a common rural past time with the associated noise generation. Furthermore, similar applications have been previously approved by the Council and noise and disturbance were not raised as issues during their determination. As such, the proposal is not considered to have an adverse impact on existing neighbouring amenity, in accordance with Policy EM10 and EM12 of the Local Plan.

With regards to the possible impacts of dog waste, consideration has been given to the storage and disposal of this waste. It is considered essential to ensure that the storage and disposal of this waste is controlled given the potential pollution impacts that could result from inappropriate waste management. A condition has been attached to ensure that any waste disposal units / container details are submitted to and agreed with the Council. These conditions are considered reasonable and necessary in order to ensure that the development is acceptable in terms of neighbouring amenity in accordance with Policies EM10 and EM12 of the Local Plan.

Trees

Policy EM1 of the Local Plan requires development proposals to respect, enhance and not be detrimental to the character or visual amenity of the landscape likely to be affected, paying particular regard to b) the visual amenity and scenic quality, and e) trees, ancient woodland and hedgerows. The Landscape, Biodiversity and Trees SPD (2018) reinforces this guidance and encourages that design should consider the inherent constraints of the site.

Initially, concerns were raised by the Tree Officer requested additional information in the form of a Tree Survey, impact assessment and method statement due to concerns regarding the access/parking arrangement and works associated with the proposal that could encroach onto the rooting area of nearby trees and hedges. The main concerns stemmed from the trees and hedges which stand in the conservation area, which are protected by this designated status in respect of their health, stability and amenity value.

In order to demonstrate the potential impact the applicant provided a tree survey to inform an impact assessment detailing whether the trees could be successfully retained. The submitted Arboricultural Impact Assessment has been considered by the Tree Officer and is considered acceptable. In addition, the proposal will set the fencing 0.6m in from the existing fence line, in order to minimise the impact on the existing hedgerow at the site.

It is considered that if this guidance is closely followed, this gives confidence in a non-harmful development outcome for the nearby trees and hedgerows. Therefore,

Page 87 subject to the conditions listed at the end of this report, it is considered that the application is in accordance with Policy EM1 of the Local Plan.

Highways and Parking

The site lies within a rural location and is accessed via an unclassified road. It is the intention that there will be approximately 20 vehicle movements each day which will be controlled through an online booking site. The proposal will provide two parking spaces within the parking area which will be of mesh material.

A number of frequent trips are already made by local walkers adjacent to the site for walking along the PROWs surrounding the site. This was observed during the site visit.

Access to the site will remain largely unchanged, save the addition of fencing to create an area for parking up to two vehicles and manoeuvring.

Given the provision for two parking spaces and the expectation that the booking system will allow 2 persons per session (hour sessions) and a total of 20 persons per day, it is considered reasonable to attach a condition limiting the activities at the site to this number of people.

The extent and nature of the traffic are considered to be acceptable and would not have significant impacts on the free flow and safety of the surrounding highway network in accordance with Policies CN9 and EM10 of the Local Plan and in respect of parking provision and dimensions in accordance with the Parking SPD (2018).

Community Infrastructure Requirements

The application has been scoped and in this instance, no contributions are sought for this development.

Basingstoke and Deane Borough Council implemented its Community Infrastructure Levy (CIL) on the 25th June 2018. The required forms have been submitted for CIL contributions to be calculated if applicable. The Charging Schedule states that a change of use would normally have no charge unless additional floor space is created. In this instance no additional floorspace is proposed as part of the proposal for the change of use of the land, the development would therefore be exempt from any CIL payments.

Conclusion

Policy EP4 of the Local Plan supports development relating to farm diversification scheme to enable farms to continue to be sustainable or allow them to expand their agricultural enterprise, subject to the development being appropriate in respect of landscape, heritage and environmental impacts, their accessibility and their impacts on the local highways. These matters have been considered within this report and it is considered that, on balance, the proposal would not be detrimental to the landscape, heritage or environment of the site and its surroundings.

Page 88 The site is accessible and will utilise an existing access to the site and that the number of movements associated with the change of use and the intensity of the proposal will not impact upon the local highway network any more than the current use of the road by dog walkers and their vehicles. As such, it is considered that the benefits of supporting the proposal for farm diversification outweigh the less than substantial harm the proposal has on the heritage assets in close proximity to the site.

It is therefore considered that the proposed change of use of the site and associated parking is in accordance with the NPPF (2019) and the Local Plan policies EP4, EM1, EM10, EM11, EM12 and CN9 and should be approved.

Conditions

1 The development hereby permitted shall be carried out in accordance with the following approved plans:

Location Plan Drawing No. 1610_01 (received 15 August 2018) Proposed Site Plan Drawing No. 1610_004_A (received 15 August 2018) Indicative Fence Detail Drawing No. 1610_005_A (received 15 August 2018)

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

3 The materials to be used in the construction of the fencing hereby approved shall be as detailed within the submitted supported statement and as shown on drawing no. 1610_005_A (received 15 August 2018) REASON: In the interests of visual amenity and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.

4 Prior to the commencement of development details of both surfacing and soft landscape proposals shall be submitted to and approved in writing by the Local Planning Authority. These details shall include, means of enclosure, soft landscaping details and car parking surface details. The soft landscape details shall include a planting plan, specification (including cultivation and other operations associated with plant and grass establishment), schedules of plants, (including replacement trees where appropriate), noting species, planting sizes and proposed numbers/densities where appropriate, as well as any works to enhance wildlife habitats where appropriate. All hard and soft landscape works shall be carried out in accordance with the approved details and a timetable agreed with the Local Planning Authority. Any trees or plants which, within a period of five years after planting, are removed, die or become seriously damaged or defective, shall be replaced in the next planting season with others of species, size and number as originally approved.

Page 89 REASON: Details are required prior to commencement because insufficient detail has been submitted with the application and in order to ensure the provision, establishment and maintenance of a reasonable standard of landscape in accordance with the approved plans and in accordance with Policy EM1 of the Basingstoke and Deane Local Plan 2011-2029.

5 Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking and re- enacting that Order with or without modification) no additional gate, fence, wall or other means of enclosure permitted by Class A of Part 2, of Schedule 2 of the Order shall take place on the application site. REASON: Any additional gate, fence, wall and other means of enclosure by Class A may not be acceptable to the Local Planning Authority, having regard to the site's location and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.

6 Notwithstanding the submitted drawings, within one month of the commencement of development, full details of the refuse bins and collection facilities and the associated access routes shall be submitted to and approved in writing by the Local Planning Authority. The approved details shall be constructed and fully implemented prior to the occupation of the buildings hereby approved and shall thereafter be retained for that specific purpose. REASON: In the absence of details being submitted to accompany the planning application, details are required in accordance with Policies EM1, EM10, EM11, EM12 and CN9 of the Basingstoke and Deane Local Plan 2011-2029.

7 Prior to the commencement of development the method of construction of the means of access and details of any proposed gates shall be submitted to and approved in writing by the Local Planning Authority. The approved access 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. REASON: Details are required prior to commencement because insufficient information has been submitted with the application in this regard, to ensure that a satisfactory means of access to the highway is constructed in the interest of highway safety and in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029.

8 Protective measures, including fencing, ground protection, supervision, working procedures and special engineering solutions shall be carried out in accordance with the Arboricultural Impact Assessment produced by SJ Stephens Associates, project ref: 1258 (dated 10 December 2018). REASON: To ensure that reasonable measures are taken to safeguard trees and hedges in the interests of local amenity and the enhancement of the development itself, in accordance with the National Planning Policy Framework (2019) and policy EM1 and EM11 of the adopted Basingstoke and Deane Local Plan 2011- 2029.

Page 90 9 No deliveries of construction materials or plant and machinery and no removal of any spoil from the site shall take place between 0730-0900 or between 1700-1800 Monday to Friday or 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: In the interests of highway safety and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.

10 During operation a maximum of 2 persons per hourly session (a maximum of 20 persons per day) shall be onsite at any one time and will be permitted to utilise the site for walking their dogs. REASON: In the interests of amenities for the local area and neighbouring occupiers in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.

Informative(s):-

1. 1.1 The applicant's attention is drawn to the fact that the above conditions (if any), must be complied with in full, failure to do so may result in enforcement action being instigated.

 seeking further information following receipt of the application;  seeking amendments to the proposed development following receipt of the application;

Page 91  considering the imposition of conditions and or the completion of a s.106 legal agreement (in accordance with paragraphs 54-57).

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.

Page 92 Location plan

Page 93 Site Plan

Page 94 Indicative Fence Detail

Page 95 Cttee: 6 March Item No. 3 2019

Application no: 18/03079/FUL For Details and Plans Click Here

Site Address Land At OS Ref 442629 155210 (The Green Hut) Upper Woodcott Whitchurch Hampshire Proposal Conversion of the existing building into a Class C3 dwelling

Registered: 18 October 2018 Expiry Date: 8 March 2019 Type of Full Planning Case Officer: Rebecca Murray Application: Application 01256 845578 Applicant: Mr P Opperman Agent: Mr Michael Papps Ward: Burghclere, Ward Member(s): Cllr John Izett Highclere And St Cllr Graham Falconer Mary Bourne Parish: LITCHFIELD AND OS Grid Reference: 442630 155210 WOODCOTT CP

Recommendation: the application be REFUSED for the following reasons:

Reasons for Refusal

1 The proposed development, as a result of the domestification of the site and increased usage would be detrimental to the character and visual amenity of the landscape and wider North Wessex Downs Area of Outstanding Natural Beauty, resulting in adverse impacts to the sense of place, sense of tranquillity and remoteness of the site, and the quiet enjoyment of the landscape from the public right of way. As such the proposals would be contrary to the National Planning Policy Framework (2018), Policy EM1 of the Basingstoke and Deane Local Plan 2011-2029 and the North Wessex Downs Area of Outstanding Beauty Management Plan.

2 The proposed development would not lead to an enhancement to the immediate setting of the site and as such is contrary to the National Planning Policy Framework (2018), Policy SS6(c)(vi) of the Basingstoke and Deane Local Plan 2011-2029 and the North Wessex Downs Area of Outstanding Beauty Management Plan.

3 Insufficient evidence has been submitted to satisfactorily demonstrate that the existing building is truly a redundant or disused building and as such is considered contrary to the National Planning Policy Framework (2018) and Policy SS6(c) of the Basingstoke and Deane Local Plan 2011-2029.

General comments

The application is brought to the Development Control Committee at the request of Councillor Falconer for the following reason:

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“The existing Green Hut is an eyesore and it appears to be in a dilapidated state. It has a kitchen, bathroom and reception rooms so although it is a "hunting lodge" it has the facilities of a dwelling. The conversion into a dwelling as per redundant farm buildings has merit. The road from the top of the hill which has a church and large farm runs past this property to the hamlet of Binley but this property cannot be seen from the road. Further, the BDBC LP which includes the St Mary Bourne NP, which is very close to this property, favours small dwellings on redundant farm sites and therefore this could be seen to be within the BDBC LP.

The Parish Meeting has raised no objection.”

Planning Policy

The site is located outside a Settlement Policy Boundary within designated countryside and within the North Wessex Downs Area of Outstanding Beauty (AONB).

National Planning Policy Framework (NPPF) (February 2019)

Section 2 (Achieving sustainable development) Section 4 (Decision-making) Section 12 (Achieving well-designed places) Section 15 (Conserving and enhancing the natural environment)

Basingstoke and Deane Local Plan 2011-2029

Policy SD1 (Presumption in Favour of Sustainable Development) Policy SS1 (Scale and Distribution of New Housing) Policy SS6 (New Housing in the Countryside) Policy EM1 (Landscape) Policy EM4 (Biodiversity, Geodiversity and Nature Conservation) Policy EM6 (Water Quality) Policy EM7 (Managing Flood Risk) Policy EM9 (Sustainable Water Use) Policy EM10 (Delivering High Quality Development) Policy EM12 (Pollution) Policy CN9 (Transport)

Supplementary Planning Documents and Guidance (SPD's and SPG's) and interim planning guidance

Planning Obligations for Infrastructure SPD (March 2018) Parking SPD (2018) Design and Sustainability SPD (2018) Landscape, Biodiversity and Trees SPD (2018)