Major Application Cttee

Major Application

Cttee: 23 February Item No. 1 2016

Application no: 15/03029/OUT For Details and Plans Click Here

Site Address Land Between Elmdene And Fairholme Aldermaston Road Pamber End Hampshire Proposal Outline application for the erection of up to 12 no. dwellings together with the creation of a new vehicle and pedestrian access to the A340

Registered: 26 August 2015 Expiry Date: 19 November 2015 Type of Outline Planning Case Officer: Brian Conlon Application: Application 01256 845244 Applicant: Pamber Place Ltd Agent: Mr Robin Buchanan Ward: Pamber And Ward Member(s): Cllr Marilyn Tucker Silchester Cllr Roger Gardiner

Parish: PAMBER CP OS Grid Reference: 461045 158630

Recommendation: The applicant be invited to enter into a legal agreement (in accordance with the Community Infrastructure Levy Regulations 2010 and Policies C1 and C2 of the Basingstoke and Deane Borough Local Plan 1996-2011) between the applicant and the Borough and County Councils to secure:

 Affordable Housing  Community facilities  On site open space

Should the requirements set out above not be satisfactorily secured, then the Planning and Development Manager be delegated to REFUSE permission for appropriate reasons.

On completion of the legal agreement(s) the Planning and Development Manager be delegated to grant planning permission subject to the conditions listed at the end of the report.

Reasons for Approval

1. The proposal represents a sustainable form of development which respects the character of its surroundings and visual impact and as such complies with the Paragraph 55 of the National Planning Policy Framework (March 2012) and Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

2. The proposed development would provide safe access and adequate parking provision in accordance with highway requirements, and as such would accord with the National Planning Policy Framework (March 2012) and with Saved Policies E1

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and A2 of the Adopted Basingstoke and Deane Borough Local Plan 1996-2011 and the Council's Residential Parking Standards SPD.

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

4. The proposed development would not result in any significant harm to existing trees and would lead to a net-gain in biodiversity in the vicinity of the site. In this respect, the proposals accord with Saved Policy E1 of the Adopted Basingstoke and Deane Borough Local Plan 1996-2011 and Paragraph 109 of the National Planning Policy Framework (March 2012).

General Comments

The application is brought to the Development Control Committee in accordance with the scheme of delegation, given Officer's recommendation for approval and the number of objections that have been received to the application.

Planning Policy

The application site is located outside of any settlement policy boundary and therefore within a countryside location.

National Planning Policy Framework (NPPF) (March 2012)

Section 4 (Promoting Sustainable Transport) Section 6 (Delivering a wide choice of high quality homes) Section 7 (Requiring Good Design) Section 8 (Promoting Healthy Communities) Section 11 (Conserving and Enhancing the Natural Environment)

Adopted Local Plan 1996 - 2011 (Saved Policies)

Policy E1 (Development Control) Policy E6 (Landscape Character) Policy E7 (Nature/Biodiversity Conservation) Policy A1 (Car Parking) Policy A2 (Encouraging Walking, Cycling and the Use of Public Transport). Policy C2 (Affordable Housing) Policy C3 (Housing Mix) Policy D5 (Residential and Other Development within Settlements) Policy D6 (New Residential Accommodation in the Countryside)

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

Appendix 6 Design and Sustainability SPD 'Storage and Collection of Waste and Recycling'. Appendix 7 Design and Sustainability SPD 'Places to Live'. Appendix 16 Design and Sustainability SPD 'Residential Amenity Design Guidance'. Residential Parking Standards SPD.

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Housing Mix and Lifetime Mobility Standards SPD. Landscape and Biodiversity SPD.

Other Material Documents

Adopted Interim Green Space Standards (Adopted July 2013). Department for Transport Manual for Streets National Planning Policy Guidance (2015) S106 Planning Obligations and Community Infrastructure Interim Planning Guidance Note (July 2005, updated April 2015). The Community Infrastructure Levy (CIL) Regulations 2010.

Description of Site

This application relates to a 0.98ha rectangular parcel of agricultural land to the west of the Aldermaston Road (A340) in the hamlet of Pamber End.

The site occupies land that is part of a larger agricultural field to the west. To the north and south on both sides of the A340, lie existing dwellings along with commercial premises opposite (Elm Park Garden Centre).

The site is bounded by mature trees and hedgerows on three sides (north, south and east). The western boundary of the site is currently open, with agricultural land beyond. The site is generally flat and level and covered with grass.

The site is crossed by overhead power cables, connected to pylons outside of the application site boundary. These cables are positioned to the northern portion of the site. At its lowest point, the cable is approximately 12m above ground level.

The site is located within the Detailed Emergency Planning Zone (DEPZ) surrounding the Aldermaston Atomic Weapons Establishment (AWE). As the development seeks permission for fewer than 200 dwellings and is located within the Outer Zone, there is no requirement to consult the Office Nuclear Regulation or the Health and Safety Executive.

Proposal

This application seeks outline permission for the erection of 12 dwellings. Matters of principal and access are being considered at this stage. The Reserved Matters would consist of layout, scale, appearance and landscaping.

The indicative layout shows a development comprising of a mix of detached and semi- detached houses set in spacious linear plots. It is proposed that each property would have its own enclosed garden located to the rear, and allocated parking provision in the form of driveways, garages or a small parking court to the front.

Access to the development is proposed directly off the A340 to the north-eastern corner of the site where the overhead power lines run. An access road would run parallel to the A340 north south through the site to service the proposed dwellings.

The illustrative layout shows how a development of up to 12 units is likely to be accommodated on the site, having regard to the prevailing pattern of development and the character of the surrounding area to the north and south. Revised plans received by the

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Council show an area of open space is provided to the northern portion of the site and the gardens of some smaller units shortened to accommodate this space.

The parameters for the development, including indications of scale, building heights and proportions, are set out within the applicants Design and Access Statement.

Amended plans – illustrative layout now showing on site area of open space – received26/10/2015

Consultations

Ward Councillors: No comments received

Pamber Parish Council: Object on the following grounds:

 “The application represents a continuation of the ribbon development along the A340. This sets a precedent which threatens to join the communities of Pamber End and Pamber Green with Tadley along a very busy and accident prone road.

 The Access statement gives a trip rate for the peak hour which is not representative of a rural community, it is the understanding of this Council that there is an underestimate of traffic by as much as a factor of 2.

 The stretch of the A340 is particularly prone to accidents and with the entrance to this number of houses almost opposite to the Elm Park Garden Centre, the accident risk will increase. Although there is a 40mph speed limit along this stretch of the A340, it is well known that drivers consistently exceed this limit; it will make the highway even more hazardous with the addition of more dwellings.

 The presence of the High Voltage power lines running through the site represents a potential health risk which should not be underestimated.”

Highways: No objections subject to conditions and informative.

Biodiversity: No objections subject to condition.

Trees: No objections subject to conditions.

Landscape: Objection on the basis of Impact on landscape character and impact on visual amenity.

Joint Waste Services: No objections. Waste requirements detailed.

National Grid: National Grid has no objections to the above proposal which is in close proximity to a High Voltage Transmission Overhead Line.

Environmental Health: No objections subject to conditions and Noise informatives.

Transport Sustainability: When evaluating the site in accordance with the local plan and the NPPF, the Highway Authority would Consider the overall assessment as being ‘Marginally Sustainable’ when measured in terms of sustainable transport modes.

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Housing: The provision of 40% affordable housing 'onsite' should be secured, in accordance with adopted policy.

Public Observations:

Eight letters of objection summarised as follows:

 The A340 is very fast and dangerous and people ignore the speed limit  Elm Park Garden centre is located opposite and generates lots of traffic  New development would create additional traffic along the A340  Residents would experience greater difficulty entering and leaving their properties  Noise and disturbance during the build  The site is a flood plain and would need extensive drainage works  The drainage ditch is a habitat for newts  The area has bat colonies living in house and trees  The loss of green field and agricultural land will be a great loss to the area  Pamber End is a hamlet and has no facilities  There is no natural gas in the area and alternatives are expensive  Site is not identified in the 'Basingstoke Area Development Plan' for development  The site is green belt land  The site is worthy of archaeological excavations  Development would totally alter the character of Pamber End  Development would open create a precedence for similar future development  Houses would be further back from the road then adjoining houses  Questions raised over who will be responsible maintaining the trees along the road frontage and maintenance of the drainage ditch  The local schools are already oversubscribed  The proposed properties are mixed, and not in keeping with the existing houses along the A340  The pylon and power lines are considered a health hazard with regard to the electromagnetic field  The proposed footpath close to the gate with Elmdene would a have a harmful impact on the amenity of the occupiers

One letter in support summarised as follows:

 Development will satisfy the need for new housing in the hamlets of the South ward of Pamber Parish  It is a sustainable location with excellent bus service, pedestrian access and good sewage connection  It will enable a 30 mph limit to be imposed on this stretch of road reducing the chances of accidents at the junction with Bramley Road

One letter of comment as follows:

 Would the council consider insisting a small park area be created as it would be an asset to local families.

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Relevant Planning History

BDB/76988 Outline application for the erection of 9 no. WDN 25.02.13 dwellings with vehicular and pedestrian access

Assessment

Principle of development

The NPPF sets out a presumption in favour of sustainable development which should be seen as a golden thread running through both plan-making and decision-taking.

Paragraph 14 of the Framework indicates that, for decision taking, this means, where the development plan is silent, or relevant policies are out of date, granting permission unless any adverse impacts of doing so would significantly and demonstrably outweigh the benefits; or, where specific policies in the framework indicate development should be restricted. Paragraph 49 continues to state that housing applications in particular should be considered in the context of the presumption in favour of sustainable development. The three dimensions to achieving sustainable development are defined in the NPPF as: economic, social and environmental.

The NPPF states that relevant policies for the supply of housing should not be considered up-to-date if the Local Planning Authority (LPA) cannot demonstrate a five-year supply of deliverable housing sites. In this context, the Borough cannot demonstrate a sufficient supply of housing to meet the housing requirements for the next 5 years, thereby amounting to a shortfall in housing supply.

Saved Policies D5 and D6 of the BDBLP restrict the areas where new housing can be built to those within defined Settlement Policy Boundaries. However, on the basis of Paragraph 49 of the NPPF, the LPA are unable to afford these policies full weight when balanced against the aims of the NPPF and any wider perceived benefits derived from the scheme.

The proposal would result in the erection of 12 new dwellings. Whilst not significant, this scheme would make a contribution to the Council's housing land supply position, and is therefore afforded weight in the overall planning balance.

The NPPF does not preclude new housing in rural areas, however in considering the specific location of the site in terms of new housing in rural areas guidance is provided by Paragraph 55. Paragraph 55 of the NPPF advises that:

"To promote sustainable development in rural areas, housing should be located where it will enhance or maintain the vitality of rural communities. For example, where there are groups of smaller settlements, development in one village may support services in a village nearby."

Paragraph 55 goes on to say that Local Planning Authorities should avoid new isolated homes in the countryside unless there are special circumstances to justify otherwise. As no special circumstances outlined in Paragraph 55 are represented by this application, it is therefore necessary to establish whether this proposal would result in the development of isolated homes in the countryside.

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The application site is part of a loosely defined hamlet of Pamber End which extends north - south in ribbon form along the Aldermaston Road (A340). Pamber End is located approximately 4.7 miles (7.5 km) to the north of Basingstoke and approximately 2 miles (3.2 km) to the south of Tadley. The A340 passes through the centre of the area, and provides connection between Tadley to the north and Basingstoke to the south. Residential properties lie immediately to the north and south of the site and extend east and west along the adjoining Ramsdell and Bramley Roads.

Whilst the application site lies outside of any Settlement Policy Boundary as defined by the BDBLP, it is clearly within the physical confines of Pamber End, occupying a site located between two distinct ribbons of development north and south. The site is therefore not considered to be physically isolated with regards to built form.

In terms of whether the site has easy access to services and facilities, Pamber End contains a Pub, phone box, garden centre and café, post box and a number of small businesses. There are bus stops on the A340 adjacent to the application site. The A340 contains a footpath both sides.

The village of Bramley and its associated main line railway station, lies approximately 3.6 miles (5.7 km) to the east.

The hamlet is served up to every 20mins by the Number 2 bus between Basingstoke and Tadley, along with the less frequent number 652 service between Basingstoke and Baughurst Common. Tadley is a 5min bus journey away and contains a Sainsbury’s supermarket along with a range of local convenience options, banks and a petrol station. Basingstoke is a 17min bus journey to the south and contains a significant range of higher end retail and leisure options, major employment opportunities and regional transport connections.

The Queens College Arms pub is less than 4min walk from the application site to the south. The adjacent villages of Tadley, Sherborne St John and Bramley contain convenience stores and a Post Office, and are within reasonable cycling distance for an able-bodied person. Therefore, walking, cycling and public transport are considered realistic options should the future occupants of this new development wish to travel by these means.

It must be fully acknowledged that in many cases, despite these realistic alternatives and the fact the site is within close proximity to such facilities and bus stops, future occupants would nonetheless decide in favour of travel by private vehicle. Such personal choice cannot be controlled by the planning system, merely development can influence more sustainable choices.

It would therefore be difficult to demonstrate that the application site is isolated, either in a physical sense or in terms of inherent accessibility to services and facilities from Pamber End. This accords with the aims and objectives of the NPPF which seeks to promote sustainable development in rural areas by avoiding new isolated homes in the countryside and by actively managing patterns of growth to make the fullest possible use of public transport, walking and cycling.

In returning to Paragraph 55 of the NPPF, new housing on this site could also be reasonably considered to assist in enhancing and maintaining the vitality of the existing rural community of Pamber End, as specifically it forms a group of smaller settlements.

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Clearly, in such relationships, development in one village has the ability support existing services or makes new facilities viable in the others.

In returning to the broader aims of the NPPF's definition of sustainable development, the economic role of the NPPF requires proposals to contribute to building a strong, responsive and competitive economy. The social role requires planning to support strong, vibrant and healthy communities and states that it should create a high quality built environment. The environmental role states that the natural built and historic environment should be protected and enhanced and should mitigate and adapt to climate change.

The proposed development would encourage development and associated economic growth through the actual physical building works of up to 12 houses. The future occupants would also undoubtedly contribute to the local economy and ensure the continued viability of the local pub, garden centre and contribute to the shops, pubs and services in adjoining villages. The proposal could therefore be recognised to comply with the economic role of the NPPF.

In terms of the social role, the proposal would provide up to an additional 12 dwellings at a time when the Council is unable to demonstrate a 5 year housing supply position. Whilst a single additional dwelling will not make a significant contribution to the Council's housing supply position, the development would allow any existing social ties within the village to be maintained, and provide the foundation for future community life. In this regard the development would provide social benefits to the local community in that residential provision would enhance and maintain the vitality of the community of Pamber End. Equally the proposed development would provide for 40% affordable housing in accordance with policy and this would be secured through the legal agreement.

With regard to the environmental role of this development, any new dwelling can reasonably be expected to demonstrate a degree of inherent sustainability through compliance with Council supported energy efficiency and Building Regulations standards. The development would also respond to climate change through its integration with the existing settlement of Pamber End and the opportunity it allows for occupants to utilise community facilities by means other than private car, thereby supporting the overarching sustainability aims of the NPPF.

Therefore, in affording weight to the economic, social and environmental considerations of this particular scheme, it can be concluded that whilst the development is technically outside of any defined Settlement Policy Boundary, it would bring about economic, social and environmental benefits for the existing community of Pamber End, whilst providing a contribution to the borough's housing shortfall.

Although technically contrary to Policy D6 of the BDBLP, in the absence of a five year supply of housing and in the context of the wider objectives of the NPPF, the application is not considered to constitute an unsustainable or isolated location for residential development. The residential use of the appeal site is thus acceptable in principle. This acceptance is subject to a detailed character and amenity assessment as determined by all other relevant Saved Policies of the BDBLP.

Housing Mix

Saved Policy C3 of the BDBLP seeks to achieve between 30-50% of that development as small dwellings of 1 or 2 bedrooms. Paragraph 7.3 of the Housing Mix SPD recognises that "there may be exceptions where a higher or lower proportion would be appropriate as

8 of 125 a result of detailed design considerations, the physical characteristics of the site, the character of the area or local housing need and existing provision."

Whilst the percentage threshold for smaller market dwellings is influenced in part by the specific location of the site, the starting point is to ensure that there is always a range of units within a development. As this is a rural location, the Council's starting point is that 30% of market dwellings "should be small units, i.e. units with two bedrooms or less".

The SPD also sets a floor space requirement, and states that 80% of small units should have a gross internal floor area not exceeding 70m². Paragraph 8.1 states that the aim of the policy is to ensure that, once constructed, the small unit remains small. The SPD also sets out a requirement for 15% of all new homes to be built to Lifetime Mobility Standards.

The submitted illustrative scheme indicates that an overall mix of 2, 3, 4 and potentially 5 bedroom dwellings can be delivered as part of this development. The parameters for the development, in terms of indications of minimum and maximum sizes of the dwellings that are proposed, are set out within the applicants Design and Access Statement. It is fully expected the development will provide a proportion of smaller units, however it is equally acknowledged that the prevailing character of the area is of large detached dwelling within generous plots. Therefore, a degree of flexibility must be adopted in both meeting policy requirements and bringing forward a form of development that is appropriate to the surrounding area. This can reasonably be achieved at the Reserved Matters stage when considering layout, scale and appearance.

Loss of Agricultural Land

Paragraph 112 of the NPPF states that, "Where significant development of agricultural land is demonstrated to be necessary, local planning authorities should seek to use areas of poorer quality land in preference to that of a higher quality".

To achieve an increase in housing land supply, it is considered that greenfield development, including the development on agricultural land will be required. That is the strategy advocated within the emerging Local Plan. There is no definition in the NPPF of what is a "significant development" for the purposes of the Paragraph 112 test. Whilst the development is major development for the purposes of the Town and Country Planning (Development Management Procedure) (England) Order 2010, the site area (0.98 hectares) is not considered to be significant in the wider context of available agricultural land in the vicinity.

In any event and notwithstanding the above, the majority of agricultural land within the Borough is classed as "Best and Most Versatile" (BMV). The land the subject of this application is classed as Grade 3 according to Natural England's Agricultural Land Classification maps. This application would involve the loss of 0.98ha of BMV land, limited to a small corner of a much larger field of approximately 6ha. The loss of a small proportion of this field from agricultural use would not have a significant effect on the supply of the 'best and most versatile agricultural land' in the Borough, and the development would not cause a degree of harm to the continued operation or viability of the farming economy when compared with the wider social, economic benefits of developing the land for housing. It is therefore considered that the loss of the site for housing would not give rise to any significant agricultural effects that would justify refusal of this planning application.

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Character and Appearance

Paragraph 17 of the NPPF identifies that decision makers should always seek to secure high quality design and a good standard of amenity for all existing and future occupants of land and buildings. Saved Policy E1 of the Local Plan states that development should respond to the local context of buildings in terms of design, siting, density and spacing and reinforce attractive qualities of local distinctiveness.

Paragraph 4.3.1 of Appendix 7 of the Council's Design and Sustainability SPD, states that "a site must have consideration towards the character of the local area. The built context should be reflected in some way within a new development. Ensuring that these local built contextual characteristics are reconsidered in new development improves orientation between places, and helps foster a sense of local identity".

This part of Pamber End is characterised by houses facing onto the A340 set within elongated plots, arranged in well-defined building line fronting the road. Houses to the north and south of the site display a range of architectural styles and are of varying sizes, with many being two-storey houses, interspersed with more modest chalet-bungalows. Opposite the site is a range of commercial buildings associated with the garden centre.

The site benefits from extensive screening to the eastern boundary with the A340. This is formed of mature trees and dense hedging to the entire length of the site. Where the power lines cross the site, there are no mature trees, just a hedge. When travelling along the A340, there is very little visibility through this hedgerow and across the open field to the west given it maturity and depth.

An illustrative layout plan shows that the proposed dwellings would be set back from the A340, arranged in a north-south layout in keeping with the local vernacular, served by their own access driveway utilising the power line way-leave. This scheme would see the retention of these trees and hedging to the front boundary providing an effective level of screening from the road.

In considering this application, the Council's Landscape Officer is of the view that the site, as an undeveloped field, contributes to the rural character of this section of the A340 by providing one of a number of significant gaps in what is generally a linear pattern of built form. The Landscape Officer’s view is that such gaps allow the countryside to extend to meet the road, providing relief from the buildings, and allowing views to the wider landscape beyond. However, upon conducting a number of site visits, it is clear that this particular gap is already heavily obscured by the mature hedgerow and trees. Furthermore, being at the centre of the hamlet of Pamber End and surrounded by houses to the north and south along the A340 with open countryside beyond, means that this short undeveloped stretch of the A340 is of limited intrinsic value in informing views worthy of retention as stated by the Landscape Officer.

Whilst it is also acknowledged the proposal would connect existing housing north and south, the continuous line of built form, the indicative layout as amended, is not considered to have an overly urbanising impact on the local vicinity as the heavy mature screening would be retained to the front of the site with the main road. In responding to comments made regarding the house types, namely that the scheme would see the inclusion of semi- detached houses which are not sympathetic to the established character of the area; it should be acknowledged that whilst Pamber End is comprised of a mixture of large detached houses of varying scales, there is no strong overriding character to inform any such development. Furthermore, there is degree of flexibility, which allows us to consider a

10 of 125 range of dwelling sizes at Reserved Matters, and most importantly, make an assessment as to whether they would be harmful to the immediate locality.

At this location within Pamber End, the A340 is considered to be a relatively busy road which apart from the garden centre contains few distinctive features in which drivers would slow down for. In this regard there is very little in the way of a defined street scene, except the landscaped front gardens of those houses which front the road.

In terms of wider impacts on the countryside, the site is partially viewed when travelling along Ramsdell Road to the west through a hedgerow. The only discernible difference to this view would be the setting of residential development against the backdrop of the exiting field boundary, pylons and A340. In this regard, there is considered little material harm to the intrinsic rural character or appearance of the surrounding countryside or any extended views from the north, south, east and west of the site.

Within this context, the proposal would not be significantly harmful to the area's wider character or appearance. This part of the A340 would continue to be bounded by mature planting and the scale, design and materials of the proposed development are able to be appropriately controlled at Reserve Matters stage to ensure they are sympathetic to the character of adjacent properties and that of the surrounding area.

The development would result in an overall density of 10dph. Whilst this is acknowledged as being a low density, the NPPF does not prescribe a minimum density for residential development, however by way of guidance, Paragraph 59 encourages Local Planning Authorities to "avoid unnecessary prescription or detail" and "concentrate on guiding the overall scale, density, massing, height, landscape, layout, materials and access of new development in relation to neighbouring buildings and the local area more generally". In this regard, it would be entirely possible to achieve a greater level of development on this site; however such a development is unlikely to respond well to the pattern or density of adjoining development, or be able to accommodate the required on site MFGS provision. However, a lower density of development that reflects the pattern of development within the immediate vicinity of the site is considered to be entirely appropriate to the area.

Therefore, notwithstanding the need to finalise on-site open space provision, the indicative plot sizes contained within this submission are considered appropriate in the context of the surrounding hamlet of Pamber End and would not appear to constitute an unsympathetic form of development.

In summary, the scheme is not considered harmful to the character or appearance of its surroundings and would thus accord with the objectives of Local Plan policies E1 and E6, and Paragraph 53 of the Framework all of which, amongst other things, seek to ensure that new development is sensitive to the character and appearance of its surroundings. Detailed matters concerning layout, appearance, scale and landscaping can be managed at a Reserved Matters stage.

Impact on neighbouring amenities

Given the size of the site and inherent flexibility with the final layout to be agreed at Reserved Matters, residential development of this site is not considered to cause any significant harm to the amenities of surrounding occupiers. Though the scheme would cause a slight increase in residential activity, for example traffic movements, this would be of a modest scale in relation to the overall existing level of traffic on the A340 and unlikely

11 of 125 to cause any significantly harmful effects to the amenities of neighbouring occupiers as a new access is being created to serve the new dwellings.

Concern has been expressed as to the possible disturbance from the actual physical construction of the development. This can be controlled by planning conditions restricting construction to appropriate hours. As such, this application is not considered to conflict with the Saved Policy E1 of the BDBLP

Residential amenity

Appendix 16 of the Design and Sustainability SPD states that as a general rule each dwelling should have a minimum garden depth of 10m and 50-60m² as a minimum size. The proposed dwellings would have rear gardens which exceed these amenity standards.

The development is considered to be of a sufficient distance away from neighbouring properties to reduce any adverse implications of overshadowing or overbearing impacts.

In light of the amended plan showing an area of MFGS provided on site, the garden depths for the small units were amended, but would remain in excess of 10m deep and are therefore considered to be acceptable given the size of the dwelling that they relate to.

Highways and access

This application is in outline form, with only access being considered. The submission is accompanied by an Access (Transport) Statement that concludes the development has no material impact on the public highway network. However, the development does propose to widen the adjacent central island just north of the proposed access to facilitate pedestrian movements across the A340 Aldermaston Road. This is not considered harmful.

Concern has been raised from third parties as to the speed vehicles travel along the A340 and the safety risk posed by the new development. The A340 has a 40mph speed limit along the frontage of the site. However, recorded data shows that vehicle speeds are frequently in excess of the signed speed limit. Visibility sightlines have been provided in accordance with these recorded vehicle speeds, and therefore no objection is raised with regard to the creation of a new access off the A340.

Although an access width of 5.5m is shown on the submitted plans, a large manoeuvring vehicle would be constrained by this access. However, there is clearly scope to increase the vehicular site access width to a minimum of 6m, which assists large vehicles manoeuvring into and out of the proposed site. Therefore, the Council's Highways Officer has recommended a comprehensive access condition to reflect this requirement.

The peak time vehicle movements for a development of up to 12 dwellings are considered reasonable and even if increased have little effect on the final number of likely peak hour trips to the highway network. No objection is raised in this regard.

Whilst both the submitted Planning Statement (6.16) and Access Statement (3.7) correctly identify the rural location for parking requirements, the illustrative layout appears not to conform to expectations when parking is wholly within the curtilage. There exists sufficient space within the site and therefore such requirements can be resolved at a Reserved Matters stage. It is also acknowledged within the Planning Statement that secure cycle parking and waste container storage and collection facilities will be required, with the

12 of 125 dwellings access way being capable of withstanding the maximum gross vehicle weight of 26 tonnes for waste collections and with a suitably design turning facility for a Council collection vehicle to enter and exit in a forward gear. All other vehicles likely to attend the site must also be capable of entering, turning and exiting in a forward gear. Conditions and informatives are therefore recommended to ensure the final site layout produces a high quality development which meets standards.

In summary, the Local Highway Authority would not wish to raise an objection to this application subject to relevant highways, access and parking conditions.

Biodiversity

The applicant has undertaken a Preliminary Ecological Assessment (PEA) and has also acted on the findings and commissioned detailed work on bat and reptiles. The submitted ecological reports conclude that the site has limited ecological value and appears to have been undertaken to the required standard and is considered acceptable by the Council's Biodiversity Officer. The PEA does note a need for certain measures to avoid harm to biodiversity interests and proposed ecological enhancements that could be implemented. The Council would expect to see this information submitted with any forthcoming Reserved Matters application and can be secured by an appropriately worded condition.

Trees

A tree survey has been prepared in accordance with the British Standard 5837: 2012 to support this application. This survey has identified the crown and root constraints associated with the existing trees, and this has been used to inform the indicative layout and design of the proposed development.

The proposed footpath is within the root protection area of a significant oak tree and special no-dig construction has been recommended. A detailed level plans and a full Arboricultural method statement will be required to demonstrate that this approach is feasible. A number of other recommendations have been made in the tree report, including temporary fencing around trees to ensure they are not accidently damaged during any construction works. Subject to the implementation of these recommendations which can be secured via conditions, the Council's Tree Officer consider that the applicant is taking adequate precautions to safeguard the trees during the development process.

Planning Obligations and Affordable Housing

The proposed development will give rise to the need for planning contributions to offset the impact of the development on local community facilities and infrastructure. The Council currently seeks contributions under Saved Policy C1 of the BDBLP. Whilst a draft Charging Schedule has been published by the Council, this has yet to be examined, and as such the Council does not have CIL in place.

Planning obligations should only be sought where they meet all of the following tests:

 Necessary to make the development acceptable in planning terms;  Directly related to the development; and  Fairly and reasonably related in scale and kind to the development.

Since the 6 April 2015 the pooling of contributions on specific infrastructure projects is no longer permissible. The Council may still seek site specific infrastructure for developments 13 of 125 where they are required to make the development acceptable in planning terms, however, these contributions must be reasonably necessary and proportionate in scale to the proposed development.

In accordance with adopted policy, any contributions to mitigate the impact of this development will be secured via a S106 legal agreement, and negotiated during the course of the application.

As a result of the Council’s scoping process contributions towards community facilities has been identified, however none are sought towards play areas or playing fields.

Following negotiations with the Council, the developer has amended their originally submitted illustrative layout plan to now include an area of MFGS. This has involved shortening the gardens for the smaller 2 bedroom units closer to the site access in order to provide an area of MFGS equating to 1066m². This is considered to provide sufficient quantum of space on site to meet the needs of residents. Whilst it is not a regular shape, nor of an arrangement the Council supports at this stage, there is reasonable scope within the application site to provide a proportionate amount of MFGS for future residents to socialise, relax and walk their dogs etc. whether this is up to the indicative 12 units or lesser amount agreed at a Reserved Matters Stage.

- Affordable Housing

Taking various factors into consideration, the Council consider that the provision of 40% affordable housing 'onsite' should be secured through the S106 in accordance with adopted policy. Following tenure split guidance, the affordable housing element should result in 25% of the total number of dwellings being provided for Affordable or Social Rent, and 15% of the total number of dwellings for Shared Ownership.

Due to the proposed 'offsite' approach, onsite affordable housing detail had not been included in the Planning Statement. However as this is an Outline Planning Application, it is recommended that an outline mix of affordable housing (by number and percentage) should be agreed and specified within a S106 agreement at this stage, with any final detail to be a matter for approval by the Council in writing, prior to the commencement of development.

Unless otherwise justified and evidenced by the Applicant, and to accord with adopted policy, the S106 Agreement will be expected to ensure that affordable housing is delivered by a Registered Provider, with homes being designed and integrated with the surrounding market housing in a way that ensures the development is 'tenure blind'.

Other Matters

The concerns of local objectors to this application are noted, and have been taken into account in determining this application. The majority of the objections raised are dealt with in the report above. However, the below matters were also raised in third party comments.

The application site is not within an area designated as being at risk of flooding. A drainage condition is considered necessary to deal with site run off, and provide details of foul drainage.

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The lack of presence of natural gas in the area does not constitute a reason that would justify the refusal of planning permission. Alternative provision for energy and heating would be required.

The application site is not within an area that has an elevated archaeological potential.

Maintenance of land (including trees and drainage) would be the responsibility of the land owner.

The electricity undertaker does not raise any objection to the development within the vicinity of the existing pylons and power lines. Individuals would be buying into this arrangement and would be aware of the presence of the pylons and power lines.

Conditions

1 The development hereby permitted shall be carried out in accordance with the following approved plans unless otherwise agreed in writing with the Local Planning Authority:

Site location plan received 25/08/2015 Proposed site access arrangement 15-163/001 Rev. E received 25/08/2015 Design and Access Statement received 25/08/2015

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

2 Notwithstanding the approved access drawings, the outline development (access only) hereby permitted, shall be as shown in principle on approved access Drawing Nos 15-163/001 Rev E, including visibility splays, footways and off-site highway works, while the geometric site layout vehicular access width shall be a minimum 6m, unless otherwise agreed in writing with the Local Planning Authority. REASON: For the avoidance of doubt to ensure development to a satisfactory standard and in the interests of proper planning, highway safety and in accordance with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996- 2011.

3 Approval of the details of the layout, scale, appearance of the proposed building(s), and the landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Local Planning Authority in writing before any development is commenced.

REASON: In order to secure a satisfactory development and in accordance with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

4 The development hereby permitted shall be begun either before the expiration of 3 years from the date of this permission, or before the expiration of 2 years from the date of approval of the last of the reserved matters to be approved, whichever is later. REASON: To comply with Section 92 of the Town and Country Planning Act 1990 (as amended by Section 51(2) of the Planning and Compulsory Purchase Act 2004) and to prevent an accumulation of unimplemented planning permissions.

5 Application for approval of the reserved matters shall be made to the Local Planning Authority before the expiration of 3 years from the date of this planning permission.

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REASON: To comply with Section 92 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.

6 No development shall commence on site until details of the types and colours of external materials to be used, including colour of mortar, together with samples, have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out and thereafter maintained in accordance with the details so approved unless otherwise agreed in writing by the Local Planning Authority. REASON: Details are required prior to commencement because insufficient information has been submitted with the original submission. In the interests of the visual amenities of the area and in accordance with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

7 No development shall commence on site until details of the materials to be used for hard and paved surfacing have been submitted to and approved in writing by the Local Planning Authority. The approved surfacing shall be completed before the adjoining buildings are first occupied and thereafter maintained unless otherwise agreed in writing by the Local Planning Authority. REASON: These details are required prior to commencement of development because of insufficient information contained within this submission and in the interest of visual amenity and in accordance with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

8 No development shall take place until there has been submitted to and approved in writing by the Local Planning Authority a plan indicating the positions, design, materials and type of screen walls/fences/hedges to be erected. The approved screen walls/fences shall be erected before the dwelling hereby approved is first occupied and shall subsequently be maintained. Any trees or plants which, within a period of 5 years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, details of which shall be agreed in writing by the Local Planning Authority before replacement occurs. REASON: These details are required prior to commencement of development because of insufficient information contained within this submission and in the interest of the amenities of the area and in accordance with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011

9 No development including site clearance or preparation shall commence on site until details of a wildlife protection and habitat enhancement scheme including recommendations given the ecological assessment and bat/reptile survey report submitted by PV Ecology dated August 2015 have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out and thereafter maintained in accordance with the details so approved, unless otherwise approved in writing by the Local Planning Authority. REASON: These details are required prior to commencement of development because of insufficient information contained within this submission and the NPPF requires there are net gains in biodiversity as a result of planning decisions, therefore the above condition is necessary to help maintain and enhance the biodiversity of the area in the long term, in accordance with Saved Policy E7 of the Basingstoke and Deane Local Plan 1996-2011.

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10 No development shall commence on site until detailed drawings showing modifications to the existing highway have been submitted to and approved in writing by the Local Planning Authority in consultation with the Local Highway Authority (Hampshire County Council), pursuant to an Agreement to be made under Section 278 of the Highways Act 1980 between the Developer and the Local Highway Authority, and the alterations to the highway shall be constructed to the satisfaction of the Local Planning Authority in consultation with the Local Highway Authority before any part of the development is brought into use. REASON: These details are required prior to commencement of development because of insufficient information contained within this submission and in the interests of highway safety and in accordance with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011 and National Planning Policy Framework (March 2012).

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

i. compliance with The Construction (Design and Management) Regulations 2015 and in particular Part 3 Regulation 8 General duties, whereby construction must be undertaken 'in a manner that secures the health and safety of any person affected by the project.' ii. means of access (temporary or permanent) to the site from the adjoining maintainable public highway, including the associated traffic management arrangements; iii. the parking and turning of vehicles of site operatives and visitors off carriageway (all to be established within one week of the commencement of development); iv. loading and unloading of plant and materials away from the maintainable public highway; v. storage of plant and materials used in constructing the development away from the maintainable public highway; vi. wheel washing facilities or an explanation why they are not necessary; vii. the erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate; viii. measures to control the emission of dust and dirt during construction; ix. a scheme for recycling and disposing of waste resulting from construction work; and x. the management and coordination of deliveries of plant and materials and the disposing of waste resulting from construction activities so as to avoid undue interference with the operation of the traffic sensitive public highway A340 Aldermaston Road, particularly during the Monday to Friday AM (06:30 to 09:30) and PM (16:00 to 18:30) periods. xi. the routes to be used by construction traffic to access and egress the site so as to avoid undue interference with the safety and operation of the public highway and adjacent roads, including construction traffic holding areas both on and off the site as necessary. REASON: 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

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occupiers, the area generally and in the interests of highway safety and in accordance with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

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

13 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 09:30 nor after 16:00 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays, nor on Sundays or recognised public holidays, unless otherwise agreed in writing by the Local Planning Authority. REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

14 No development shall commence on-site until details of the method of construction of the new means of access, including geometric site layout access width minimum 6m, materials and finishes, visibility sightlines, gradient and surface-water drainage details that prevents surface water run-off from the site entering the public highway and any access land drainage alterations, have been submitted to and approved in writing by the Local Planning Authority. The approved access details and 15m of the access road from A340 Aldermaston Road, shall be constructed and fully implemented before the commencement of building and other operations on the site and shall be thereafter retained and maintained in accordance with the approved details, unless otherwise agreed in writing by the Local Planning Authority. REASON: These details are required prior to commencement of development because of insufficient information contained within this submission and to ensure that a satisfactory means of access to the highway and that the access is constructed before the approved buildings, in the interests of highway safety and in accordance with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011 and National Planning Policy Framework (March 2012).

15 Applications for the approval of reserved matters shall include details of the provision for manoeuvring, loading and unloading of vehicles, including for a Basingstoke and Deane Borough Council waste collection vehicle to enter, turn and leave in a forward gear, and the parking of vehicles commensurate with the Residential Parking Standards July 2008 revised December 2012 for 'Rural', including unobstructed pedestrian access (minimum width 0.9m) to the primary entrance of each property, including such drawings to demonstrate by vehicle swept paths the ability of vehicles to manoeuvre, turn, and access and egress the vehicle parking spaces, details of the surface materials for the vehicle manoeuvring and parking areas. The approved motor vehicle manoeuvring, loading and unloading and parking layout shall be constructed and fully implemented within the curtilage of each property before it is occupied or the approved use commences, whichever is the sooner, and the areas of land so provided shall be thereafter retained and maintained in accordance with the approved details and shall not be used for any

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purposes other than the manoeuvring, loading and unloading and parking of vehicles, and access for pedestrians, unless otherwise agreed in writing by the Local Planning Authority. REASON: These details are required prior to commencement of development because of insufficient information contained within this submission and in the interests of highway safety and in accordance with Saved Policies E1 and A1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

16 Applications for the approval of reserved matters shall include details of the provision for secure cycle parking facilities for 2 long and 1 short stay places with a transit route for bicycles to and from the public highway, for each dwelling, such drawings to show the position, design, materials and finishes thereof. The approved secure cycle storage shall be constructed and fully implemented within the curtilage of each property before it is occupied or the approved use commences, whichever is the sooner, and the areas of land so provided shall be thereafter retained and maintained in accordance with the approved details and shall not be used for any purposes, unless otherwise agreed in writing by the Local Planning Authority. REASON: These details are required prior to commencement of development because of insufficient information contained within this submission and to improve provision for cyclists and discourage the use of the private car wherever possible and in accordance with Saved Policy A2 of the Basingstoke and Deane Borough Local Plan 1996-2011.

17 Applications for the approval of reserved matters shall include details of a scheme for the storage (prior to disposal) of refuse and recycling, and details of the refuse/recycling collection point, provided not more than 15m carrying distance to the waste collection vehicle, and details of the transit route between the storage and collection points, for each dwelling. The approved details shall be implemented within the curtilage of each property before it is occupied or the approved use commences, whichever is the sooner, and the areas of land so provided shall be thereafter retained and maintained in accordance with the approved details, unless otherwise agreed in writing by the Local Planning Authority. REASON: These details are required prior to commencement of development because of insufficient information contained within this submission and in the interests of general amenity, to ensure convenience of arrangements for refuse and recycling storage and collection and to ensure that no obstruction is caused on the adjoining highway, in the interest of highway safety and in accordance with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

18 Protective measures, including fencing, ground protection, supervision and working procedures shall be carried out in accordance with the Arboricultural Report and Method Statement prepared by SJ Stephens Associates dated 10/07/15 . Any deviation from the works prescribed or methods agreed in the report will require prior written approval from the Local Planning Authority. REASON: To ensure that reasonable measures are taken to safeguard trees in the interests of local amenity and the enhancement of the development itself in accordance with the National Planning Policy Framework (March 2012) and Saved Policies E1 and E6 of the Basingstoke and Deane Borough Local Plan 1996-2011.

19 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 proposed utility services

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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, unless otherwise agreed in writing by the Local Planning Authority. REASON: To ensure that reasonable measures are taken to safeguard trees in the interests of local amenity and the enhancement of the development itself, in accordance with the National Planning Policy Framework (March 2012) and Saved Policies E1 and E6 of the Basingstoke and Deane Borough Local Plan 1996-2011.

20 No development shall commence on site until a detailed level plan and a full method statement for the footpath construction adjacent to tree T28 must be submitted to and approved in writing by the Local Planning Authority. Thereafter the construction of the footpath must be undertaken in accordance with the approved details. REASON: These details are required prior to commencement of development because of insufficient information contained within this submission and in order to ensure that reasonable measures are taken to safeguard trees in the interests of local amenity and the enhancement of the development itself, in accordance with the National Planning Policy Framework (March 2012) and Saved Policies E1 and E6 of the Basingstoke and Deane Borough Local Plan 1996-2011.

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

22 No works pursuant to this permission shall commence until there has been submitted to and approved in writing by the Local Planning Authority:-

(a) a desk top study carried out by a competent person documenting all the previous and existing land uses of the site and adjacent land in accordance with national guidance as set out in Contaminated Land Research Report Nos. 2 and 3 and BS10175:2001; and, unless otherwise agreed in writing by the Local Planning Authority, (b) a site investigation report documenting the ground conditions of the site and incorporating chemical and gas analysis identified as being appropriate by the desk study in accordance with BS10175:2001- Investigation of Potentially Contaminated Sites - Code of Practice; and, unless otherwise agreed in writing by the Local Planning Authority, (c) a detailed scheme for remedial works and measures to be undertaken to avoid risk from contaminants/or gases when the site is developed and proposals for future maintenance and monitoring. Such scheme shall include nomination of a competent person to oversee the implementation of the works. If during any works contamination is encountered which has not been previously identified then the additional contamination shall be fully assessed and an appropriate remediation scheme, agreed in writing with the Local Planning Authority.

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REASON: These details are required prior to commencement of development because of insufficient information contained within this submission and in order to ensure any soil, gas or water contamination on the site is remediated to protect the proposed occupants of the application site and/or adjacent land and in accordance with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996- 2011.

23 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 22(c) that any remediation scheme required and approved under the provisions of condition 22(c) has been implemented fully in accordance with the approved details (unless varied with the written agreement of the Local Planning Authority in advance of implementation). Unless otherwise agreed in writing by the Local Planning Authority such verification shall comprise;

as built drawings of the implemented scheme; photographs of the remediation works in progress; certificates demonstrating that imported and/or material left in situ is free of contamination. Thereafter the scheme shall be monitored and maintained in accordance with the scheme approved under condition 22(c), unless otherwise agreed in writing by the Local Planning Authority.

REASON: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

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.

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dwelling house. A fee is payable for each submission made regardless of the number of conditions for which approval is sought. Requests must be made using the standard application form (available online) or set out in writing clearly identifying the relevant planning application and condition(s) which they are seeking approval for.

2. In accordance with paragraphs 186 and 187 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and proactive manner:-

offering a pre-application advice; seeking amendments to the proposed development following receipt of the application; considering the imposition of conditions and the completion of a s.106 legal agreement.

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

3. With respect to the Means of Access Condition consent under the Town and Country Planning Acts must not be taken as approval for any works carried out within or project under or project over any footway, including a Public Right of Way, carriageway, verge or other land forming part of the publically maintained highway nor approval for any works to an 'ordinary watercourse'. An 'ordinary watercourse' is any passage through which water flows, which is not part of a 'main river', including rivers, streams, ditches, drains, cuts, culverts, dykes, sluices and sewers (other than public sewers). The development will involve works either within the public highway and or an 'ordinary watercourse'. It is an offence to commence those works without the permission of either the Local Highway Authority, and or the Lead Local Flood Authority, both Hampshire County Council. In the interests of highway and watercourse safety the development must not commence on-site until permission has been obtained from either the Local Highway Authority and or the Local Flood Authority authorising any necessary works, including street lighting and surface water drainage, within the publically maintained highway and or watercourse. Public Utility apparatus may also be affected by the development. Contact the appropriate public utility service to ensure agreement on any necessary alterations.

Advice about works within the public highway can be obtained from Hampshire County Council's Area Office, telephone 0300 555 1388. Advice about works requiring 'ordinary watercourse' consenting can be obtained from Hampshire County Council's Winchester Office, telephone 01962 846 746.

4. In order to protect the amenities of the occupiers of nearby properties, there shall be no burning on site of waste materials including demolished materials, trees, greenery etc.

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15/03029/OUT

Site location

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15/03029/OUT

Illustrative site layout plan

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15/03029/OUT

Access proposals

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Minor Application

Cttee: 23 February Item No. 2 2016

Application no: 15/02698/FUL For Details and Plans Click Here

Site Address 56 Waltham Road Overton Hampshire RG25 3NE Proposal Erection of a detached dwelling with new vehicular access

Registered: 27 August 2015 Expiry Date: 20 January 2016 Type of Full Planning Case Officer: Trevor Campbell-Smith Application: Application 01256 845661 Applicant: Mr Paul Seaby Agent: Mr Nigel Locke Ward: Overton, Laverstoke Ward Member(s): Cllr Ian Tilbury And Steventon Cllr Colin Phillimore

Parish: OVERTON CP OS Grid Reference: 451973 149087

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

It is RECOMMENDED that the application be APPROVED subject to the conditions listed at the end of the report.

Reasons for Approval

1. The proposed development respects the character of its surroundings in terms of street pattern, plot size, layout and form and as such complies with the National Planning Policy Framework (March 2012) and Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

2. The 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 (March 2012) and Saved Policy E6 of the Basingstoke & Deane Borough Local Plan 1996-2011.

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

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 Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

5. The proposal would conserve the biodiversity value and nature conservation interests of the site and as such the proposal would comply with the National Planning Policy Framework (March 2012) and Saved Policy E7 of the Basingstoke and Deane Borough Local Plan 1996-2011.

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General comments

This application has been brought to the Development Control Committee at the request of Councillor Tilbury, and seconded by Councillor Phillimore, for the following reason:

“This application site is outside the Overton settlement boundary.” Planning Policy

The site lies outside of any settlement policy boundary and is therefore considered to lie in a countryside location.

National Planning Policy Framework (NPPF) (March 2012)

Section 6: Delivering a wide choice of high quality homes Section 7: Requiring Good Design Section 11: Conserving and Enhancing the Natural Environment Annex A: Decision Taking

Adopted Local Plan 1996 - 2011 (saved policies)

Policy D5 (Residential and other Development within Settlements) Policy D9 (Rural Brownfield Sites) Policy E1 (Development Control) Policy E6 (Landscape Character) Policy E7 (Biodiversity) Policy A1 (Car Parking) Policy A2 (Encouraging Walking, Cycling and the Use of Public Transport) Policy C1 (Section 106 Agreements) Policy C2 (Affordable Housing)

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

Design and Sustainability Supplementary Planning Document, Appendix 5 - Construction Statements and Appendix 16 - Residential Amenity Design Guidance

Overton Village Design Statement

Description of Site

The application site is located to the south western side of Waltham Road and forms part of the large garden of the existing dwelling at the site. The existing dwellinghouse is a detached bungalow and the site is currently partitioned off from the remainder of the garden with a 1.8m close boarded timber fence. To the north west of the site lies No 54a Waltham road a modern one and a half storey detached dwelling, while to the east and on the opposite side of Waltham Road lies East Berrydown, a detached bungalow within a generous plot. Directly to the north, west and south of the site is open countryside and the northern boundary of the site marks the southern boundary of the Overton Settlement Policy Boundary.

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Proposal

This application seeks consent for the erection of a 5 bedroom detached two storey dwelling within the site. The proposed dwelling would measure 18m in width, 9.7m in depth and would have a hipped pitched roof over to a maximum height of 8.2m. Access to the site would be via a new access to Waltham Road and in addition to two parking spaces within the integral garage of the proposed dwelling there would be a hard surface to the frontage for the parking and turning of vehicles.

Amended plans were submitted on the 23 December 2015 which sought to overcome the highways objections by revising the layout of the proposal and providing additional parking and manoeuvring space to the front of the dwelling.

Consultations

Overton PC: “Objection - outside the settlement policy boundary. It was noted that the application was factually incorrect as the Village Design Statement (7.2) was applicable to development within the whole parish but had not been considered (marked N/A).”

Ward Councillors: No comments received.

Environmental Health: No objection subject to conditions.

Highways (initial comments): In its current form, the submitted application would not enable the Highway Authority to make a favourable recommendation.

Comments on amended plans: No objection subject to conditions

Trees: No objection subject to condition.

Landscape Officer (initial comments): No objection.

Comments on amended plans: No objection subject to condition.

Biodiversity Officer: Acceptable, subject to conditions.

Waste Team: No objection

Public Observations: One letter has been received from the occupant of No. 56 Waltham Road with regard to this application raising no objection but querying the exact correct site address.

Relevant Planning History

None

Assessment

Principle of Development

The site is situated outside of any defined Settlement Policy Boundary, under Saved Policy D5 of the Adopted Local Plan, and is therefore considered to be within the countryside

28 of 125 where the principle of development is more restricted. As the proposed residential development falls within the countryside, Saved Local Plan Policy D6 applies.

On 21 June 2012, a paper went to Planning and Infrastructure Overview and Scrutiny Committee which included a review of saved Local Plan policies in terms of their consistency with the NPPF. This agrees that saved Policies D5 and D6 should be continued to be used, as they are generally in conformity with the NPPF.

Saved Policy D6 restricts new homes in the countryside, only permitting new residential development in the countryside where it is a 'one for one replacement of an existing dwelling' (i) or 'results from the conversion of an existing building' (ii). The only other circumstances where it may be acceptable for new homes in the countryside, according to Saved Policy D6, is where it 'involves residential development on sites which comply with Saved Policies D8 or D9' (iii) where they are rural exception sites (e.g. for affordable housing, community facilities etc.) or rural brownfield sites.

With respect to Saved Policy D6, this proposal is for a new-build dwelling rather than a replacement dwelling or conversion of an existing building, and therefore does not comply with criteria (i) and (ii) of Saved Policy D6. With respect to criteria (iii) of Saved Policy D6, a recent court case indicates that the NPPF's definition of previously developed land and specific exclusion of 'land in built up areas such as private residential gardens' does not include residential gardens of dwellings located in the rural area. On this basis, the application could be considered to be a brownfield site, which therefore falls for consideration under Saved Policy D9 of the BDBLP.

Saved Policy D9 relates to proposals on brownfield sites in sustainable locations outside the Settlement Policy Boundaries for the development of employment, tourism uses, local facilities or housing, which will only be permitted where they otherwise comply with relevant policies of the Local Plan. It goes on to state that for residential proposals, opportunities to include a mix of uses on the site, including employment must be fully explored. Paragraph 17 of the NPPF encourages the effective use of land by reusing land that has been previously developed (brownfield land), provided it is not of high environmental value. The site is not considered to be located within a sustainable location. No evidence has been provided to demonstrate alternative uses, including tourism and mixed employment uses have been considered before, although it is acknowledged that the NPPF is less onerous in this respect.

In circumstances where development proposes new dwellings and the Council is unable to demonstrate a 5 year housing land supply, paragraph 49 of the NPPF is applicable, which states that in such circumstances: that relevant policies for the supply of housing should not be considered up-to-date.

On March 2015, Full Council agreed a revised local housing requirement for the borough of 850 dwelling per annum (dpa). This is a revised position resulting from proposed updates to the emerging Local Plan which have occurred as a result of the Inspector’s initial soundness concerns on the previously proposed housing figure. This position has been tested further during the Local Plan examination hearings, which finished on 11 November 2015. This housing requirement is reflected in a revised Submission Policy SS1 (Scale and Distribution of New Housing), which has been agreed by council.

29 of 125 is applicable. Subsequently saved Policy D6 of the Local Plan is considered to be 'out-of- date' for the purposes of assessing this application.

Paragraph 14 of the NPPF sets out a presumption in favour of sustainable development. 'For decision taking this means that where the development plan is absent, silent or relevant policies are out-of-date, granting permission unless: (i) any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in the Framework taken as a whole; or (ii) specific policies in the Framework indicate that development should be restricted.'

Such policies under the NPPF include consideration on whether the development is sustainable and the social, environmental and economic impacts of the development. In considering new housing in rural areas, Paragraph 55 advises that 'To promote sustainable development in rural areas, housing should be located where it will enhance or maintain the vitality of rural communities. For example, where there are groups of smaller settlements, development in one village may support services in a village nearby.' Paragraph 55 goes on to say that Local Planning Authorities should avoid new isolated homes in the countryside unless there are special circumstances, including: essential accommodation for a rural worker...re-use redundant buildings and lead to enhancement of immediate setting...or represent innovative design.'

This particular site lies outside of any settlement boundary (albeit adjacent to the SPB) and none of the abovementioned special circumstances are represented by this application. However the Planning Inspector when considering an appeal at Up Nately (Oakfield Court) for a new dwelling (application reference 13/01460/FUL) considered that the primary assessment of an application against paragraph 55 and in particular the term 'isolated' has two distinct dimensions; 'Firstly whether the site is physically remote and secondly whether it has easy access to services and facilities.’ This assessment remains applicable to the consideration of this application.

Furthermore, the application needs to be assessed against its physical impact on the character of the area and the landscape character will need to be assessed against saved Policy E6 of the Adopted Local Plan and Sections 7 and 12 of the NPPF. Furthermore the impact on the rural highway network and the amenities of the occupiers of neighbouring dwellings will also need to be considered.

Affordable Housing

The application site area is 0.06 hectares, which falls below the 0.2ha site area which would trigger affordable housing contributions. Whilst the Council’s Affordable Housing SPD states ‘The Council will be mindful of any attempt to circumvent the proper operation of Policy C2, for example through the artificial sub-division of a site,’ the site area is not considered to result in an artificial sub-division of the site. Therefore it is accepted that offsite Affordable Housing contributions are not required in this instance, as the application site area would fall below the threshold of 0.2ha, referred to in Policy C2 of the Adopted Local Plan.

Isolated development and sustainable location

There are notable differences between the characteristics and accessibility of the application site compared to the appeal site referred to above, which lies off the A30 and therefore benefits from considerably better access to public transport than this site. However, the application site lies between two residential properties, with the edge of the

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Overton Settlement Policy Boundary lying along the north eastern boundary of the application site. Therefore it is considered that the site is not isolated in the physical sense.

In terms of whether it has easy access to services and facilities, the applicant's Planning Statement notes that the application site is within easy reach of Overton village centre which is 600m (as the crow flies) from the application site. Overton has a range of facilities including shops, a school, a library and public houses. The nearest footpath to the site is approximately 30m from the site and from there, access to the well-lit footpaths within the village centre. Whilst the distance of 600m in marginally longer than that which might normally be considered an optimum walking distance it is considered that given the range of facilities within Overton and the ease of access to the established pedestrian network this site is in a sustainable location.

It must be acknowledged that the new dwelling would add to the local housing stock and make a positive, albeit small, contribution towards reducing the current deficit of housing in the area, which is a clear social benefit. Considerable weight of this contribution was given by the Planning Inspector in determining the Oakfield Court appeal and should not be ignored in this instance. The development would also provide employment during construction and the expenditure associated with an additional household would support the local economy. Whilst these latter benefits would be very modest but they would, nevertheless, weigh in favour of the proposal.

As such the proposed dwelling is not considered to be contrary to paragraph 55 of the NPPF. The site is considered to be sustainable and there are clear sustainability benefits to the proposal, albeit modest. Matters which may outweigh such benefits may include the impact on the open landscape character and the rural highway network. These will be considered below.

Impact on the Landscape and Trees

The site is on a south-west facing slope with open fields beyond the south-western and south-eastern boundaries.

The lane rises away to the south-west beyond the site boundary of the site and access is taken from Waltham Road, which is a narrow lane bounded by high native hedgerows which runs along the north-eastern boundary to the site. There is a mature woodland block on the land rising to the east beyond Waltham Road.

A number of recent dwellings have been built to the north-west of the site, on land that slopes back down towards the settlement of Overton. A public right of way runs from Overton in a south-easterly direction and passes the site on higher ground to the south- west at a distance of about 180m.

The site itself is at the natural edge between the built form of the existing settlement of Overton and the generally unspoilt rural character of surrounding countryside, characterised by valley slopes, open fields, hedgerows and woodland blocks.

At present the site is most visible from the public footpath to the south-west. From here there are clear views into the site as the hedgerow along the site boundary is at the bottom of the slope. The existing bungalow is partly screened by vegetation, the other (south- eastern) half of the site reads as a gap in the ribbon of development.

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The proposed development of a two story detached dwelling with integrated garage will sit within the defined site using a similar building line as the adjacent dwellings at No's. 54 and 54a Waltham Road, whilst the proposed boundary extends the line of the existing rear boundaries associated with these properties. These adjacent properties sit at a lower level than the road, to accommodate the steeply sloping site.

Although there is no information regarding the levels, it is likely that this proposal will require a similar arrangement of retaining the highway edge, and again too at the rear of the building, to accommodate these changes, resulting in a proposal that sits well between the single storey host building and the adjacent more modern properties, retaining the building mass low in the skyline and contained within the framework of vegetation when viewed from the footpath and development to the southwest of the site. In order to secure details in this regard a suitably worded condition requiring the submission and approval of levels details prior to commencement of development on site is recommended.

The impact of this proposal on the landscape character will be neutral, because the landscape character does not rely on the existing gap between this group of buildings. The visual impact of this proposal will be slightly negative, as the views towards the ridge when using the footpath route will be less open, however, this impact can be mitigated by providing suitable boundary treatments that avoid an overly urban appearance. Accordingly, a condition requiring the submission of landscaping proposals is considered to be both reasonable and necessary and is recommended to be imposed, and as such the proposal is considered to be acceptable.

Impact to neighbours.

The proposed dwellinghouse would be orientated such that its front elevation would address the highway of Waltham Road and the woodland beyond whilst the rear elevation would address open countryside. As such it is considered that the fenestration to these elevations would not lead to overlooking impacts to the detriment of the amenities of neighbours.

The north western side elevation of the proposed dwelling would feature no fenestration, whilst the south eastern elevation would have fenestration at first floor level, in the form of an en suite bathroom window and at ground floor level. As such it is considered that no overlooking concerns would arise with regard to the north western elevation, and due to the nature of the first floor fenestration to the south eastern elevation it is considered reasonable to recommend a condition that this window be obscure glazed. Due to the scale and nature of the existing boundary treatment at the site (1.8m high close boarded timber fencing) it is considered that the ground floor fenestration to the south east elevation would lead to undue overlooking impacts to neighbours. A condition restricting the formation of additional windows to the side elevation at first floor level or above is considered reasonable and is recommended.

The proposed dwelling would be sited 11m from the side elevation of the existing dwelling at the site and would be to its north west and as such it is considered that the proposal would not lead to overbearing or loss of light impacts to the detriment of the amenities of the occupier of this dwelling. The proposed dwelling would be sited 6.5m from the side elevation of No. 54 Waltham Road. It is noted that this property is constructed pursuant to planning permission BDB/53371 and that the approved plans for this property show that the fenestration to the elevation facing the proposal serve an en suite bathroom at first floor level and a utility room at ground floor level. As such these rooms are not considered to constitute habitable rooms within the dwelling and as such it is considered that the

32 of 125 proposed dwelling would not lead to undue overlooking or overbearing impacts to the detriment of the amenities of the occupiers of 54 Waltham Road. It is considered that the proposed development would not have a detrimental impact on the amenities of the occupier of any other neighbouring dwelling.

Conditions restricting hours of operations and deliveries at the site are considered reasonable in the interests of the amenities of neighbours and as such are recommended.

The application is not considered to have a detrimental impact upon the amenities of neighbours and as such is considered to be acceptable in this regard.

Highways and Parking

The Highways Officer initially objected to the application due to inadequate space to the front of the proposed dwelling to park and manoeuvre vehicles within the site to enable them to both leave and enter in in a forward gear. Concerns were also raised due to a lack of supporting information to demonstrate that the visibility site lines at the site would be adequate to deal with traffic speeds on this stretch of Waltham Road. In response to these concerns the applicant submitted a revised plan on the 23 December 2015 which moved the proposed dwelling back within the site, thereby allowing adequate space for the manoeuvring of vehicles and additional data with regard to traffic speeds within Waltham Road.

In light of this additional information the Highways Officer has raised no objection to the proposed development subject to the imposition of conditions relating to the submission of a Construction Method Statement, preservation of visibility splays; refuse storage and collection; retention of parking and manoeuvring space; restricting the provision of gates and the preservation of the garage as parking . Such conditions are considered to be both reasonable and necessary and as such are recommended to be imposed. A condition requiring that the proposed garage is constructed in accordance with the approved plans would duplicate a similar condition which is recommended to be imposed, however this condition also required the parking provision at the site be retained as such and in order to ensure that adequate parking to serve the proposed dwelling is retained on site in the interest of highway safety a condition is recommended.

As such it is considered that the proposed development is acceptable in highways and parking terms.

Section 106 Agreement

Contributions towards local infrastructure improvements and community facilities are required to off-set the impacts of development and to ensure adequate provision exists to meet the needs of users of the development in the locality.

The contributions sought are considered to be in accordance with the tests of the CIL Regs 2010, in that they are:

(a) are necessary to make the development acceptable in planning terms (b) directly related to the development, and; (c) fairly and reasonably related in scale and kind to the development.

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In respect of this proposal, it has been identified through the Council's 'scoping' process, that no contributions are required. As such no legal agreement is required in respect of these contributions.

Other Matters

The use of the third party commentators objectors address for the application site address is necessary as this clearly identifies the site, however it is noted that on the plans submitted the proportion of the site affected by this proposal is clearly shown. The future naming and numbering of the site is not a planning matter and is not material to the consideration of this application.

As the use of the land at the application site as a residential use is sensitive to the effects of land contamination, and in the absence of information which indicates that investigations have found that no risk of such exists at the site conditions requiring appropriate investigation and, if required details of mitigation measures to be put in place in this regard are considered reasonable and are recommended to be imposed.

Conclusion

The site lies outside of the settlement policy boundary and in the rural area. However, the site is not considered to be isolated and no harm has been identified to the landscape character of the area. Therefore the modest social, economic and environmental benefits identified are considered to outweigh any adverse impact of the development, and therefore the proposal is considered, on balance and in this particular instance to represent a sustainable form of development. The application is subsequently recommended for approval

Conditions

1 The development hereby permitted shall be carried out in accordance with the following approved plans unless otherwise agreed in writing with the Local Planning Authority:

15/4272/1 Rev A, received 23 December 2015. 15/4272/2 Rev A, received 23 December 2015. 15/4272/3 Rev A, received 23 December 2015.

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

2 The development hereby permitted shall be begun before the expiration of 3 years from the date of this planning permission. REASON: To comply with Section 51 of the Planning and Compulsory Purchase Act 2004 and to prevent an accumulation of unimplemented planning permissions.

3 No development shall commence on site until details of the types and colours of external materials to be used, including colour of mortar, together with samples, have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out and thereafter maintained in accordance with the details so approved unless otherwise agreed in writing by the Local Planning Authority. REASON: Details are required prior to commencement because such details were not provided in the initial submission. In the interests of the visual amenities of the

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area and in accordance with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

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

The Statement shall include for:

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

5 The development hereby permitted shall not be occupied or the use commence, whichever is the sooner, until provision for turning (enter, turn and leave in a forward gear), manoeuvring, loading and unloading of vehicles and the parking of 4 vehicles and secure bicycle parking for 2 long and 1 short stay places, together with unobstructed pedestrian access (minimum width 0.9m) to the primary entrance of the property, have been made within the curtilage of the property and the areas of

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land so provided shall be thereafter retained and maintained and shall not be used for any purposes other than the turning, manoeuvring, loading and unloading and parking of vehicles and bicycles, and access for pedestrians, unless otherwise agreed in writing by the Local Planning Authority. REASON: In the interests of highway safety and in accordance with Saved Policies E1, A1 and A2 of the Basingstoke and Deane Borough Local Plan 1996-2011.

6 Notwithstanding the provision of the Town and Country Planning (General Permitted Development) Order 2015, (or any Order revoking and re-enacting that Order with or without modification) no gates shall be erected across the approved access unless details have first been submitted to and approved in writing by the Local Planning Authority. REASON: In the interests of highway safety and in accordance with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

7 The development hereby permitted shall not be occupied or the approved use commence, whichever is the sooner, until refuse and recycling storage (prior to disposal) plus a collection point not more than 15m carrying distance from a highway which is a carriageway, and a transit route between the storage and collection points and to and from the public highway, have been provided within the curtilage of the site for 1 number 140ltr refuse Wheelie bin, 1 number 240ltr recycling Wheelie bin and 1 number glass recycling box, and the areas of land so provided shall not be used for any purposes other than the storage (prior to disposal) or the collection of refuse and recycling and shall be thereafter retained and maintained, unless otherwise agreed in writing by the Local Planning Authority; the gradient of the site access shall not exceed 1:12 to the waste container collection point, the surface materials from the carriageway to the waste container collection point shall be smooth and shall not hinder the movement of waste containers to the collection vehicle. REASON: In the interests of general amenity, to ensure convenience of arrangements for refuse and recycling storage and collection and to ensure that no obstruction is caused on the adjoining highway, in the interest of highway safety and in accordance with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

8 No development shall commence on-site until details of the method of construction of the new means of access (shown in principle on Drawing 15/4272/1 Rev A), including materials and finishes (the surface materials from the carriageway to the waste container collection point shall be smooth and shall not hinder the movement of waste containers to the collection vehicle), refuse/recycling collection point, visibility sightlines, gradient (maximum 1:12 (8%) for a minimum 2.5m distance from the edge of the adjoining carriageway), and surface-water drainage details that prevents surface water run-off from the site entering the public highway, have been submitted to and approved in writing by the Local Planning Authority. The approved access details shall be constructed and fully implemented before the commencement of building and other operations on the site and shall be thereafter retained and maintained in accordance with the approved details, unless otherwise agreed in writing by the Local Planning Authority. REASON: Required prior to commencement because detail absent from the application and to ensure that a satisfactory means of access to the highway where none currently exists and that the access is constructed before the approved buildings, in the interests of highway safety and in accordance with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

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9 The development hereby permitted shall not be occupied or the approved use commence, whichever is the sooner, until unobstructed visibility sightlines of 2.4m by 43m, looking left and 2.4m by 45m looking right at exit, at the junction of the site access with the public highway, have been provided, and these sightlines shall be thereafter retained, maintained and permanently kept free of obstacles more than 0.6 metres above the level of the adjacent carriageway. REASON: In the interests of highway safety and in accordance with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

10 No development shall take place 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) and hard landscaping materials. The works approved shall be carried out in the first planting and seeding seasons following the first occupation of the building(s) or when the use hereby permitted is commenced. In addition, a maintenance programme detailing all operations to be carried out in order to allow successful establishment of planting, shall be submitted to and approved in writing by the Local Planning Authority before development commences. Any trees or plants which, within a period of 5 years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, to be agreed in writing by the Local Planning Authority. REASON: Details are required prior to commencement because such details were not included in the initial submission. To improve the appearance of the site in the interests of visual amenity in accordance with Saved Policies E1 (ii) and E6 of the Basingstoke and Deane Borough Local Plan 1996-2011.

11 No construction, demolition or excavation works, or removal of trees, shrubs and hedgerows shall take place on the site between 1 March and 31 August inclusive in any year, unless otherwise agreed in writing by the Local Planning Authority. REASON: To ensure that reasonable measures are taken to safeguard wildlife in the interests of protecting local biodiversity and in accordance with Saved Policies E1 and E7 of the Basingstoke and Deane Borough Local Plan 1996-2011.

12 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 north western or south eastern (side) elevations of the building at first floor level or above, 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 Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

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

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14 No works pursuant to this permission shall commence until there has been submitted to and approved in writing by the Local Planning Authority:-

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

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

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

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

REASON: Details are required prior to commencement because such details were not included in the initial submission. To ensure any soil, gas or water contamination on the site is remediated to protect the proposed occupants of the application site and/or adjacent land and in accordance with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

15 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 14;(c) that any remediation scheme required and approved under the provisions of condition 14;(c) has been implemented fully in accordance with the approved details (unless varied with the written agreement of the Local Planning Authority in advance of implementation). Unless otherwise agreed in writing by the Local Planning Authority such verification shall comprise;

as built drawings of the implemented scheme;

photographs of the remediation works in progress;

certificates demonstrating that imported and/or material left in situ is free of contamination.

Thereafter the scheme shall be monitored and maintained in accordance with the scheme approved under condition 14;(c), unless otherwise agreed in writing by the Local Planning Authority.

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REASON: Details are required prior to commencement because such details were not included in the initial submission. To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

16 The development hereby permitted shall not be occupied, or the use commence, whichever is the sooner, until provision for the turning, loading and unloading of vehicles and the parking of 4 vehicles within the curtilage of the premises and the areas of land so provided shall not be used for any purpose other than the turning, loading and unloading and parking of vehicles, unless otherwise agreed in writing by the Local Planning Authority. REASON: In the interests of highway safety and in accordance with Saved Policies E1 and A1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

17 No deliveries of construction materials or plant and machinery and no removal of any spoil from the site shall take place before the hours of 0730 nor after 1800 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays nor on Sundays or recognised public holidays, unless otherwise agreed in writing by the Local Planning Authority. REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

18 No works shall take place on site until a measured survey of the site has been undertaken and a plan prepared to a scale of not less than 1:500 showing details of existing and intended final ground levels and finished floor levels in relation to a nearby datum point which shall be submitted to and approved in writing by the Local Planning Authority. The development shall be completed and thereafter maintained in accordance with the approved details, unless otherwise agreed in writing by the Local Planning Authority. REASON: Details are required prior to commencement because such details were not included in the initial submission. To protect the privacy of the occupiers of adjoining properties and to preserve the character of the area in accordance Saved Policies E1 and E6 of the Basingstoke and Deane Borough Local Plan 1996-2011.

19 The bathroom window at first floor level on the south east (side) elevation shall be glazed with obscured glass and shall be permanently maintained in that condition, unless otherwise agreed in writing by the Local Planning Authority REASON: To protect the privacy of the adjoining property and to prevent overlooking, in accordance with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

Informative(s):-

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

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1.3 The applicant's attention is drawn to the fact that the Local Planning Authority has a period of up to eight weeks to determine details submitted in respect of a condition or limitation attached to a grant of planning permission. It is likely that in most cases the determination period will be shorter than eight weeks; however, the applicant is advised to schedule this time period into any programme of works. A fee will be required for requests for discharge of any consent, agreement, or approval required by a planning condition. The fee chargeable is £97 per request or £28 where the related permission was for extending or altering a dwelling house or other development in the curtilage of a dwelling house. A fee is payable for each submission made regardless of the number of conditions for which approval is sought. Requests must be made using the standard application form (available online) or set out in writing clearly identifying the relevant planning application and condition(s) which they are seeking approval for.

seeking amendments to the proposed development following receipt of the application. considering the imposition of conditions and or the completion of a s.106 legal agreement.

In this instance:

the applicant was updated of any issues after the initial site visit, the application was acceptable as submitted and no further assistance was required.

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

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

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The construction of the vehicular crossing(s) will require approval and licensing by the Local Highway Authority, further advice about works within the public highway can be obtained from Hampshire County Council's Area Office, telephone 0300 555 1388. Information on crossings - http://www3.hants.gov.uk/roads/highway- information/vehicular-crossings.htm

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15/02698/FUL

Location Plan

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15/02698/FUL

Block Plan

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15/02698/FUL

Proposed elevations

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15/02698/FUL

Proposed floor plans

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Minor Application

Cttee: 23 February Item No. 3 2016

Application no: 15/03274/FUL For Details and Plans Click Here

Site Address Land At Byes Farm Byes Lane Silchester Hampshire Proposal Erection of 4 bed dwelling

Registered: 15 September 2015 Expiry Date: 7 January 2016 Type of Full Planning Case Officer: Rob Sims Application: Application 01256 845304 Applicant: Captain R And Mrs Agent: Kate Bayley Smith Ward: Pamber And Ward Member(s): Cllr Marilyn Tucker Silchester Cllr Roger Gardiner

Parish: SILCHESTER CP OS Grid Reference: 462755 160942

Recommendation: the application be REFUSED for the following reasons:

Reasons for Refusal

1 The proposal would create a new dwelling within the countryside, in an unsustainable, isolated location, where the majority of journeys would be undertaken by the private motor car. The proposal would be contrary to the National Planning Policy Framework (March 2012) and Saved Policy D6 and D9 of the Basingstoke and Deane Borough Local Plan 1996 -2011. There are no exceptional circumstances that are of sufficient weight so as to justify the development contrary to these policies.

General Comments

This application is brought to the Development Control Committee at the request of Cllr Gardiner and Cllr Tucker for the following reasons:

Cllr Gardiner: ‘The site is sufficiently sustainable given the rural nature of the site and in view of recent decisions by DC (Berrydown - Stratfield Saye)’

Cllr Tucker: 'I do not feel strongly that it should go to committee but as Cllr Gardiner wishes it to go then I will support him.'

Planning Policy

The site lies outside of any settlement policy boundary and is therefore considered to lie in a countryside location.

National Planning Policy Framework (NPPF) (March 2012)

Section 6: Delivering a wide choice of high quality homes Section 7: Requiring Good Design 46 of 125

Section 11: Conserving and Enhancing the Natural Environment Section 12: Conserving and Enhancing the Historic Environment Annex A: Decision Taking

Adopted Local Plan 1996 - 2011 (saved policies)

Policy D5 (Residential and other Development within Settlements) Policy D6 (Residential Accommodation in the countryside) Policy E1 (Development Control) Policy E2 (Buildings of Architectural or Historic Interest) Policy E6 (Landscape Character) Policy A1 (Car Parking) Policy A2 (Encouraging Walking, Cycling and the Use of Public Transport) Policy C1 (Section 106 Agreements) Policy C2 (Affordable Housing)

Emerging Local Plan

The Council submitted the emerging Local Plan (ELP) to the Planning Inspectorate (PIN's) for examination on 9 October 2014. Following an Exploratory Meeting which was held in December 2014 to discuss the Inspector's initial concerns relating to the Plan and potential ways forward, a number of revisions are currently being considered, particularly relating to housing strategy issues. On 27 March 2015, Full Council agreed that 850dpa should be used as the annual housing requirement for the ELP and for use in determining the borough's 5 year land supply position. Consultation on these proposed main modifications to the ELP took place in May/June 2015. The Examination hearings have taken place in October and November (finishing on 11 November) and response from the Planning Inspector is awaited.

Paragraph 216 of the NPPF provides guidance on the weight that can be given to relevant policies in emerging plans. This states that:-

'From the day of publication, decision-takers may also give weight to relevant policies in emerging plans according to:

- the stage of preparation of the emerging plan (the more advanced the preparation, the greater the weight that may be given); - the extent to which there are unresolved objections to relevant policies (the less significant the unresolved objections, the greater the weight that may be given); and the degree of consistency of the relevant policies in the emerging plan to the policies in this Framework (the closer the policies in the emerging plan to the policies in the Framework, the greater the weight that may be given).'

The ELP cannot be given significant weight until a response is received from the Planning Inspector.

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

Design and Sustainability Supplementary Planning Document; Appendix 5 - Construction Statements, Appendix 16 - Residential Amenity Design Guidance

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Other Legislation

Section 66 of the Planning (Listed Building and Conservation Areas) Act 1990

Description of Site

The development site forms part of the eastern garden to the existing dwelling Byes Farm, which is Grade II Listed Building. The site lies to the north of Byes Lane and is accessed via a separate entrance gate located within the south western corner of the site. The entrance gate is located higher than Byes Lane with an inclined access drive. The southern boundary of the site is well screened with hedgerow and semi mature trees. The eastern and northern boundaries are lined with a leylandii hedge and mature trees. Within the site the western boundary comprises planting between the eastern elevation of the existing dwelling which opens through an archway and curved brick planter allowing access from the western garden to the development site. A public right of way wraps around the eastern and northern boundary of the site heading west towards Little London Road further west. The application site is broadly rectangular, approximately 43m wide and 55m deep, giving an area of 0.24ha (0.58 acres).

Proposal

The proposal is for the erection of a 4 bedroom dwelling accessed via the south west corner onto Byes Lane. The original dwelling proposed two storeys in height measuring 15.8m deep (including the rear projection) x 13.2m wide x 8.0m high.

Amended Plans were received on 08/12/15 which reduce the overall footprint of the proposed new dwelling to 127sqm, with the proposed new dwelling measuring 16.3m wide x 9.4m deep x 7.2m high. The dwelling would comprise of a two storey hipped gable projection at the front and rear, two hipped dormers in the front elevation and hipped eaves dormers in the rear elevation. The side elevation (south west elevation) would comprise of a one and half storey addition, the north eastern elevation would comprise of mock-timber framing at first floor.

Amended Location and Block Plans were received on 04/02/16, which reduce the site area to 0.19ha.

Consultations

Silchester Parish Council - 'There was a majority decision for no objections. However the council would like concerns about 'creeping development' noted. Generally speaking, the council would prefer not to see extra building in what is classed as a garden.'

Environmental Health: No objection, subject to conditions

Conservation Officer: No objection subject to conditions

Highways: No objection subject to conditions

Landscape Officer: No objection subject to conditions

Waste Officer: No objection

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Public Observations

One letter of objection received

 Supportive of the principle of building a suitable retirement home but raise concerns  Request that any new house is sited much further back from the road to avoid it dominating the lane and our house.  Request roadside hedging and trees along the road and eastern boundary are retained.  Request that construction plan for the building work itself is achieved to avoid damage to trees and provision is made on site.  Request surface water drainage is addressed to prevent overflow of culvert and flooding to our property

Relevant Planning History

14/00901/LDEU Application for Certificate of Lawfulness for use GTD 22.05.14 of land as residential garden

BDB/22565 Inclusion of farm land onto curtilage of dwelling REF 10.08.87

BDB/13102 Two storey extension to provide additional GTD 26.05.82 living accommodation

Assessment

The application site has been the subject of two previous applications. BDB/22565 for the extension of the residential garden, which was refused on 10/08/87. Application 14/00901/LDEU granted a certificate of lawfulness for the lawful use of the application site as residential garden on 22/05/14

Principle of Development

The site is situated outside of any defined Settlement Policy Boundary, under Saved Policy D5 of the Adopted Local Plan, and is therefore considered to be within the countryside where the principle of development is more restricted. As the proposed residential development falls within the countryside, Saved Local Plan Policy D6 applies.

Based on the 850 dpa requirement the Council can only demonstrate 3.4 years of supply (using the nationally recognised Sedgefield Method). The council therefore cannot demonstrate a robust 5 year land supply position and therefore paragraph 49 of the NPPF is applicable. Subsequently saved Policy D6 of the Local Plan is considered to be 'out-of- date' for the purposes of assessing this application.

In terms of decision making this means that for all new development, there is a presumption in favour of sustainable development, in line with paragraph 14 of the NPPF which states that: 'For decision taking this means that where the development plan is absent, silent or relevant policies are out-of-date, granting permission unless: (i) any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in the Framework taken as a whole; or (ii) specific policies in the Framework indicate that development should be restricted.'

50 of 125 maintain the vitality of rural communities. For example, where there are groups of smaller settlements, development in one village may support services in a village nearby.' Paragraph 55 goes on to say that Local Planning Authorities should avoid new isolated homes in the countryside unless there are special circumstances, including: essential accommodation for a rural worker...re-use redundant buildings and lead to enhancement of immediate setting...or represent innovative design.'

Furthermore, as this proposal seeks to erect a new dwelling within the garden of Byes Farm, paragraph 53 of the NPPF is relevant, which advises that Local Planning Authorities should 'resist inappropriate development of residential gardens, for example where development would cause harm to the local area.'

This particular site lies outside of any settlement boundary and none of the special circumstances outlined in paragraph 55 are represented by this application. The site also lies adjacent to and within the setting of a Grade II Listed Building 'Byes Farm', and the proposal seeks to develop a residential garden. As such the main consideration of this application is whether the site is isolated and lies within a sustainable location. In addition as the site lies within the setting of a Listed Building it falls to be considered whether the application proposal would preserve or enhance the setting of the Listed Building or cause harm to the character and appearance of the rural locality. The impact on the wider rural highway network will also need to be considered.

Affordable Housing

Amended plans received on 04/02/16 have amended the site area to 0.19ha, which falls below the 0.2ha site area which would trigger affordable housing contributions. Whilst the Council’s Affordable Housing SPD states ‘The Council will be mindful of any attempt to circumvent the proper operation of Policy C2, for example through the artificial sub-division of a site,’ the reduced site area is not considered to result in an artificial sub-division of the site. Therefore it is accepted that off-site Affordable Housing contributions are not required in this instance, as the application site area would fall below the threshold of 0.2ha, referred to in Policy C2 of the Adopted Local Plan.

Isolated development and unsustainable location

The term 'isolated' has two distinct dimensions: 'Firstly whether the site is physically remote; and secondly whether it has easy access to services and facilities.' The Council's Adopted Local Plan compliments this definition when defining a 'sustainable location' as follows:

'A location which, for new housing, is easily accessible to employment, education, retail, community and other facilities by a choice of attractive means of transport other than the private car. For other uses the primary consideration will be that the site itself is easily accessible by a choice of attractive means of transport other than the private car.'

The site is located 0.7km to the southern built up edge of Silchester, which is the nearest settlement although it does not contain a Settlement Policy Boundary.

In terms of whether the site is 'physically remote,' the site lies adjacent to and opposite other residential dwellings therefore the site cannot be considered to be physically remote in its character. However the site is not considered to have easy access to employment, education, retail, community and other facilities by a choice of attractive means of transport other than the private car.

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The nearest settlement is Silchester, however this itself has limited services and facilities including a school, a pub and a village hall, however it does not contain a local shop. The nearest bus stop is located 1.13km (12min walk) to the north of the site opposite Hydes Platt. This stop is served by the Number 14 bus route which operates an hourly service between Tadley and Basingstoke. Whilst the bus stop is not considered to be an unreasonable walking distance for an able-bodied person, such a route could not easily be done by the elderly or vulnerable especially along this part of Little London Road which is unlit, uphill and does not contain a footpath, especially during the winter months.

The applicants have provided additional information to state that it is possible to 'flag down' the No. 14 bus from the end of Byes Lane, which would negate the uninviting route up Little London Road to Hydes Platt. Whilst this option is noted, the lack of a bus stop and shelter at the end of Byes Lane is unlikely to encourage people to wait at the junction on an hourly basis to flag the bus down. Subsequently the site is considered to have a limited public transport connection, which would ultimately encourage the use of the private car which would be the main method of travel to nearest local amenities and beyond. Therefore the site cannot be considered to be well served by public transport or offer realistic means of transport other than by private vehicle.

In terms of distances to other facilities within Silchester and beyond, the nearest school is Silchester CofE primary school located off School Lane to the north of Silchester, approximately 2.25km from the application site. This distance coupled with the constrained route along Little London Road cannot be considered to be easily accessed by means of transport other than the private car. Similarly the nearest public house, the Calleva Arms and the Silchester Village Hall, are both located approximately 1.6km from the site and would be reached via Little London Road along the same routes described above. The nearest convenience shop is located in Pamber Heath along Pamber Road, a distance of 3.5km from the application site. The nearest supermarket is located 4.8km distant in Tadley.

The distance to these services and limited transport connection would result in the high probability that occupiers of the new dwelling would drive to these facilities, as walking or cycling to them would be likely to be unattractive to most people. The potential for travelling further afield to access basic services, such as the convenience store and supermarket would also be enhanced, particularly given the limited range of services offered in the village. Therefore it is considered that the new dwelling would result in an increased reliance on the private motor vehicle and it would have limited appeal to the elderly and vulnerable. It is therefore considered that the new dwelling would be in a location that is isolated from the services and facilities required to support the day-to-day needs of its intended future occupiers.

The application site has parallels to the context and distance from services to that of a recent appeal decision (APP/H1705/W/15/3134394) at 3 Church Brook, which is located to the south west of Tadley. The Appeal Inspector for that appeal noted that '...the proposed dwelling would be located near to existing residential development and the equestrian centre so would not, in this context, be isolated. However there are no local shops, services or facilities associated with this cluster of development and the proposed dwelling would be a substantial distance from the range of shops, services and facilities that can be found within the nearest settlement of Tadley. According to the evidence, the nearest local convenience store would be the Koala Store, located an approximate 18 minute walk from the appeal site...Given this substantial distance and furthermore given that the roads leading from the appeal site to the settlement of Tadley, including Church Brook and

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Church Road, have no footpaths, no lighting, are narrow and are subject to the national speed limit, I consider that any future occupiers would likely be discouraged by making this journey regularly on foot or by bicycle. I therefore consider that the future occupiers of the proposal would be heavily reliant on a private vehicle to gain access to shops, facilities and services and the proposal is therefore isolated in this context and would not occupy a sustainable location.'

The application site is not considered to be isolated in its physical context as it is located amongst a cluster of residential development. However, as with Church Brook there are no local shops, services or facilities associated with this cluster of development and the proposed dwelling would be a substantial distance from the range of shops, services and facilities that can be found in Silchester and beyond. Furthermore, the nearest shop is located within Pamber Heath, 3.5km from the site, with other services, such as a supermarket, located a further distance away within the centre of Tadley. The distance to these services and subsequent route would discourage regular journeys on foot or by bicycle and result in heavily reliance on a private vehicle. The site is therefore considered isolated in this context and would not occupy a sustainable location.

On this basis, the application site is not considered to have easy access to services and day to day facilities and the proposal would represent an isolated dwelling the countryside. Therefore the application site is not considered to be located within a sustainable location and the proposal would be contrary to Saved Policy D6 of the BDBLP and paragraph 55 of the NPPF and is unacceptable in principle.

Development of a residential garden and impact on the setting of the Listed Building

In terms of the impact on Byes Farm, as a Grade II Listed Building, the setting of the building is statutorily protected under Section 66 of the and Saved Policy E2 of the Adopted Local Plan seeks to ensure development adjacent to a Listed Building do not detrimentally affect their setting.

The proposed dwelling would be sited within the north eastern garden area of Byes Farm, with a separate access utilised from Byes Lane. The new dwelling would be sited 13.0m back the front boundary and would be set behind the building line of the Grade II Listed host dwelling. Amended plans received on 08/12/15 have reduced the size, height and footprint of the new dwelling which would result in a proportionate and appropriate dwelling for the size of the plot. On this basis it is considered that the set back position, appropriate size, height and scale of the new dwelling and retention of the landscaping along the site boundaries would largely screen the development from the Listed Building itself and its appreciation from public vantage points. Furthermore the new dwelling would not adversely affect the setting of the Listed Building due to the appropriate siting, size and design of the new dwelling, as this would enable a subservient relationship with the Listed Building. The Council's Conservation Officer has also confirmed that this is their view.

As such it is considered that the proposal would preserve the character and appearance and setting of the adjacent Grade II Listed Building and therefore complies with Section 66 of the Planning (Listed Building and Conservation Area) Act 1990, the guidance contained in Section 11 of the NPPF and Saved Policy E2 of the Adopted Local Plan.

Impact on the character of the area and landscape

The Council's Landscape Officer acknowledges that 'there will be an adverse impact on local landscape character due to the proposal for an additional dwelling resulting in a

53 of 125 greater density of development.' however the Landscape Officer considers that this impact 'could be mitigated with appropriate landscape proposals that respect and enhance the existing boundary hedgerow and tree structure.' Whilst it is acknowledged that the new dwelling would result in increased built form and residential activities associated with another dwelling, in an isolated location, the amended design and proportions of the new dwelling would not adversely impact on the character and appearance of the immediate area, which contains a small cluster of residential development.

The new dwelling would be visible from Byes Lane and from the public footpath running along the eastern and northern boundaries of the site. However the proposed dwelling would not be disproportionate in size on the plot and would retain significant spacing between each boundary which would not affect the existing landscaping or potential replacement planting along these boundaries, which could be secured through a condition. Therefore on this basis, the proposal dwelling would not be visually harmful to the rural character and appearance of the locality. As such the proposal would comply with saved policies E1 and E6 of the Adopted Local Plan.

Impact on neighbouring amenities

To the south west of the application site lies Byes Farm. The proposed dwelling would be sited to the side and rear of that dwelling and there will be a gap of 20.0m between the side elevations of the proposed dwelling and the existing dwelling. A first floor window in the side elevation of the proposed dwelling is proposed however this would not result in direct overlooking into Byes Farm and loss of privacy would be further mitigated through the retention and enhancement of the western boundary treatment, which could be secured by condition. Therefore the relationship between the existing and proposed dwelling is considered to be acceptable and will not cause any undue loss of amenity to the immediate neighbouring property.

The occupier of Brook House, which is located south of Byes Lane requested that the new dwelling is sited 20m+ back from the front boundary in order to avoid direct overlooking and loss of privacy to Brook House. Whilst it is acknowledged that Brook House is located on substantially lower ground than Byes Lane and the new dwelling, the front elevation of the new dwelling would be sited 40.0m from the front elevation of Brook House with substantial screening along the front boundary of the application site, which is to be retained. Therefore as a result of the distance between the two properties and presence of landscaping the proposal would not result in any loss of privacy or overlooking to the neighbour property.

Highways and Parking

The application site is located in a 'rural' zone, as assessed within the Residential Parking Standards SPD, whereby a four bedroom dwelling would require four cars plus cycle storage for two long-stay and one short-stay. The provided drawings [Site Plan BF/15/01/A] indicate areas for parking plus details of bin and cycle storage and room for vehicle turning, which is considered acceptable by Highways Officer. A Construction Method Statement condition is recommended in addition in the interests of highway safety. The views of the Highway Officer are agreed and a condition is considered to be necessary to make the development acceptable, and as such had this application been acceptable in other regards, a condition could have been imposed. Therefore the impact on the rural highway network is considered to acceptable and the development complies with saved Policy A1 of the Adopted Local Plan.

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Section 106 Agreement

Saved Policies C1, C2, C7, C9 and A2 of the Basingstoke and Deane Borough Local Plan 1996-2011 and the guidance contained within the Planning Obligations and Community Infrastructure Interim Guidance Document and the Adopted Green Space Standards set out the local context for planning contributions to be secured where there is a net gain in residential properties.

The application has been scoped and no site specific requirements can be identified given the existing provision in the area and as such contributions are not considered necessary and have not been sought, or secured by way of a legal agreement.

Other Matters

The third party representation refers to the risk of flooding from the development site, which would impact on the Lane and properties south of the Lane. Particular reference is made to the drainage ditch 70m to the east of the proposed dwelling and the subsequent need to ensure surface water is drained away from the road. It is also stated that the existing ditch is 'inadequate to receive high levels of additional storm water. The ditch does not flow effectively and already floods the road when there is extensive rain. We worry that the proposed property could result in extensive flood and damp damage to the gardens and houses opposite.' The comments regarding flood risk are noted and had the application been recommended for approval, a condition would have been imposed securing details of the hard surfacing, to ensure that a permeable surface is achieved and details for surface water drainage. Such a scheme could then be assessed in terms of appropriateness in mitigating any additional flood risk to the Lane and neighbouring properties.

Planning Balance

It must be acknowledged that the new dwelling would add to the local housing stock and make a positive, albeit small, contribution towards reducing the current deficit of housing in the area, which is a clear social benefit. Considerable weight of this contribution was given by the Planning Inspector in determining the Oakfield Court appeal and should not be ignored in this instance. The development would also provide employment during construction and the expenditure associated with an additional household would support the local economy. However these benefits would be very modest and the addition of one dwelling is unlikely to contribute to addressing the Council's housing shortfall. Therefore, these benefits do not outweigh the identified harm of erecting a new dwelling in an unsustainable location.

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15/03274/FUL

Location plan

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15/03274/FUL

Site Plan

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15/03274/FUL

Proposed Floor Plans

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15/03274/FUL

Proposed Elevations

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Minor Application

Cttee: 23 February Item No. 4 2016

Application no: 15/03314/FUL For Details and Plans Click Here

Site Address Overbourne House Red Lane Binley Hampshire Proposal Construction of tennis court and swimming pool and change of use of land to west of Overbourne House from agricultural land to residential land use and land to south from residential land to agricultural land

Registered: 17 September 2015 Expiry Date: 5 January 2016 Type of Full Planning Case Officer: Stephanie Humphreys Application: Application 01256 845578 Applicant: Mr & Mrs D Barrie Agent: Mr Ian Lasseter Ward: Burghclere, Ward Member(s): Cllr John Izett Highclere And St Cllr Graham Falconer Mary Bourne Parish: ST MARY BOURNE OS Grid Reference: 442395 152888 CP

Recommendation: the application be REFUSED for the following reasons:

Reason for Refusal

1 The proposal would cause harm to the North Wessex Downs AONB resulting from adverse impacts on the landscape character and visual amenity of the site and its context. The proposal would generate an unduly domestic appearance from Red Lane and the net loss of open views in this area of the AONB would be detrimental. The proposal would erode the established linear pattern of residential curtilages within the locality and would be harmful to the scenic quality of the area. As such the proposed development would be contrary to the National Planning Policy Framework (March 2012) and Saved Policies E1and E6 of the Basingstoke and Deane Borough Local Plan 1996-2011.

General Comments

This application has been brought to the Development Control Committee at the request of Cllr Izett, seconded by Cllr Falconer, for the following reasons:

"An application 14/01290 was approved for a tennis court and swimming pool. The owners wish to change the location and have submitted 15/03314 which is for a change of use for the new location from agricultural to residential and a quid pro quo to change the previous location from residential to agricultural. The Landscaping Plan which was amended now shows that the two plots are virtually the same size and so there is no overall loss of AONB therefore I disagree with the Landscape officer's opinion. I also disagree with the opinion as I believe that the change of location is beneficial to the landscape and the environment. The location along the public road, Red Lane, makes more sense from the agricultural point of view rather than the previous location which juts into the field and which is alongside a public footpath."

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Planning Policy

The application site lies outside of any recognised Settlement Policy Boundary and is therefore within an area designated as countryside. The site also lies within the North Wessex Downs Area of Outstanding Natural Beauty (AONB).

National Planning Policy Framework (NPPF) (March 2012)

Section 7 (Requiring Good Design) Section 11 (Conserving and Enhancing the Natural Environment)

Adopted Local Plan 1996 - 2011 (saved policies)

Saved Policy E1 (Development Control) Saved Policy E6 (Landscape Character) Saved Policy E7 (Nature/Biodiversity Conservation)

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

Appendix 13 of the Design and Sustainability Supplementary Planning Document "Extending Your Home and Replacement Dwellings" 2012 Appendix 14 of the Design and Sustainability Supplementary Planning Document "Countryside Design Policy" 2008 Residential Parking Standards Supplementary Planning Document 2008 Basingstoke and Deane Landscape Character Assessment 2001

Description of Site

The application site comprises agricultural paddock land to the west of the property and residential curtilage to the south of the property. The host dwellinghouse, Overbourne House, overlooks the valleys of Wadwick Bottom and Binley Bottom. Adjacent open fields occupy land sloping away to the east, west and south of the property and there are far reaching views across the Bourne Valley to the south and west. The site is on a locally high point compared with the sloping fields surrounding the site. A public right of way runs adjacent to the eastern boundary of the property and existing residential curtilage.

Proposal

The proposed development is for the change of use of agricultural land to the west to residential land in place of existing residential land to the south to be converted to agricultural. The proposal also includes the construction of a tennis court and swimming pool to result in a net loss of countryside by approximately 650m².

 Amended location plan drawing no.CB/01A received on 15/12/2015 to reduce the size of the proposed residential curtilage

 Amended landscaping plan drawing no.TT.BAR.701.3 received on 19/11/2015 to illustrate hard and soft landscaping proposed

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Consultations

St Mary Bourne Parish Council: No objection.

Cllr J R Izett: Comments as per call-in request above.

Cllr G Falconer: No additional comments, seconded the above call-in request.

Landscape Officer: Objection, recommend refusal.

Biodiversity Officer: No objection subject to condition.

Trees Officer: No objection subject to condition.

North Wessex Downs AONB Officer: No comments received.

Public Observations

No comments received.

Relevant Planning History

14/01290/HSE Installation of Tennis Court and Swimming Pool Granted 07.07.14

BDB/75927 Variation of conditions 1 and 4 of BDB/74978 for Granted 20.06.12 erection of a replacement 5 no. bedroom dwelling following demolition of existing dwelling, to allow amendments to fenestration's and inclusion of new basement. Removal of conditions 6, 9 and 10 relating to tree protection plan and contaminated land survey

Assessment

Principle of development

Paragraph 17 of the NPPF (Core Planning Principles) sets out that Authorities should take account of the character of different areas and recognise the intrinsic character and beauty of the countryside. Section 11 of the NPPF outlines that great weight should be given by Authorities to conserving the landscape and scenic beauty in AONB areas as they require the highest status of protection in relation to landscape (and scenic beauty).

The call-in request states that no net loss of countryside will occur following the amendments submitted in November (landscaping plan) and December (site location plan). However calculations of the proposed and existing red lines demonstrates that the existing residential curtilage demarcated with a red edge and hatching on Drawing No.CB/01A measures approximately 2,450m² in area whereas the proposed residential curtilage demarcated with a red line only on Drawing No.CB/01A measures approximately 3,100m² in area. Therefore the net loss of countryside land in this area of the AONB would be approximately 650m². This net loss is considered to be unacceptable in principle and due to the impacts outlined below.

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Impact on the character of the area and landscape

The proposed exchange of existing residential land with adjacent agricultural land would alter the established field pattern within the local context and provide a widened domestic appearance alongside Red Lane. It would also reduce the length of the current residential curtilage, which is currently in-keeping with the size and shape of the domestic curtilage of the residential neighbour to the north-west, Craigdene. The proposed substituted land would break the localised pattern of residential curtilages and would generate visual harm to the pattern and character of the existing domestic to countryside relationship.

The site lies within the southern part of the Ashmansworth and Binley Down Landscape Character Area (Basingstoke and Deane Landscape Character Assessment, June 2001), a landscape with a distinctive sense of place, dominated by rolling chalk land and unifying pattern of woodland blocks, open farmland, frequent hedgerows, trees and occasional parkland. The varied landform consists of a series of shallow ridges and valleys running parallel to each other into the Bourne valley.

The Landscape Officer has objected to the proposal due to the harm to the landscape, important views and AONB. The Landscape Officer has responded that the agricultural landscape within the AONB would be disrupted by the proposed development and that the associated impacts to the AONB in this locality would be adverse as there are existing views across the site of the wider rural landscape. Concerns are raised that the construction of a tennis court and pool in the proposed location would have subsequent impacts upon the achievable views across the site which are of importance locally to the character to this area of the AONB.

It is acknowledged that some hedging is apparent along part of the boundary with Red Lane, the hedge is sparse and offers largely transparent views to the field beyond where the facilities are proposed. As such, the proposed tennis court and pool on re-sited residential land in this location would be readily apparent and highly visible from Red Lane, requiring larger amounts of screening in order to preserve privacy for the proposed residential use in this location. The proposed screening would serve the purpose for mitigating views of the tennis court and swimming pool from Red Lane in the interests of privacy (for a private benefit) however it would have significant adverse impacts in terms of the loss of views of the wider countryside beyond which would be a public loss.

The current proposal would result in adverse impacts on the landscape character and visual amenity of the site. The change of use of the existing agricultural land to residential would introduce domestic characteristics in to the rural landscape in a manner which would be prominent from the lane to the north, from which views across the agricultural landscape are available. The proposed tennis court and pool would obstruct the public enjoyment of existing views in this locality and disrupt the local character which would be harmful to the AONB.

It is noted that the proposal would re-site the residential curtilage and proposed tennis court and swimming pool further from the public footpath which runs along the eastern boundary of the existing residential curtilage, however it is considered that there would be less overall harm to landscape character and visual amenity of this area of the AONB from the siting of the proposed pool and tennis court within the existing curtilage rather than substituting the proposal to a revised location adjacent to Red Lane.

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Trees and biodiversity

The Trees Officer has raised no objection to the proposal subject to the inclusion of a condition to ensure a boundary hedge management plan is submitted to and approved by the Local Planning Authority. The Biodiversity Officer raised no objection to the proposal subject to the inclusion of a condition in respect of planting, in line with the suggested condition from the Trees Officer, so as to provide a suitable area of natural habitat. No objection is raised in this regard.

Impact on neighbouring amenities

Due to the sparsely populated nature of the area it is unlikely that the proposal would have any impacts upon neighbouring amenity as there would be no overbearing, overlooking or overshadowing impacts generated by the proposal. No objection is raised in this regard.

Parking

The proposal would not have any adverse impacts in terms of parking provision for the dwelling and no adverse impacts upon highways safety therefore no objections are raised in this regard.

Informative(s):-

1. In accordance with paragraphs 186 and 187 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and proactive manner:-

 seeking further information following receipt of the application  seeking amendments to the proposed development following receipt of the application  considering the imposition of conditions

In this instance:

 the applicant was updated of any issues after the initial site visit

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

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15/03314/FUL

Location Plan

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15/03314/FUL

Landscaping Plan

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Minor Application

Cttee: 23 February Item No. 5 2016

Application no: 15/03485/FUL For Details and Plans Click Here

Site Address Land At Fairclose Whitchurch Hampshire Proposal Erection of three dwellinghouses with associated parking and landscaping

Registered: 7 October 2015 Expiry Date: 22 January 2016 Type of Full Planning Case Officer: Lucy Page Application: Application 01256 844844 Applicant: Landmark Estates Agent: Mr Daniel Wilden (GB) Limited Ward: Whitchurch Ward Member(s): Cllr Eric Dunlop Cllr Keith Watts

Parish: WHITCHURCH CP OS Grid Reference: 446086 147998

Recommendation: It is RECOMMENDED that the application be APPROVED subject to the completion of a legal agreement (in accordance with the Community Infrastructure Levy Regulations 2010 and Saved Policies C1, C2, C7, and C9 of the Basingstoke and Deane Borough Local Plan 1996-2011) between the applicant and the Borough and County Councils to secure:

 Off-site contribution towards community facilities;  Off-site contribution towards open space;  Off-site contribution towards playing fields

On completion of the legal agreement the Planning and Development Manager be delegated to grant planning permission subject to the conditions listed at the end of this report.

Should the requirements set out above not be satisfactorily secured, then the Planning and Development Manager be delegated to REFUSE permission for appropriate reasons.

It is RECOMMENDED that the application be APPROVED subject to the conditions listed at the end of the report.

Reasons for Approval

1. The proposed development would deliver housing in accordance with the Borough's Land Supply requirements, where the Borough has a serious and significant shortfall in provision. This is a significant material consideration in favour of the application. 67 of 125

The proposal accords with the provisions of the National Planning Policy Framework (March 2012) in this respect.

2. The proposed development represents a sustainable form of development and also presents an appropriate level of development which respects the character of its surroundings in terms of plot sizes, layout and impact on the residential street scene as such the proposal complies with the National Planning Policy Framework (March 2012), Saved Policy E1 and E6 of the Basingstoke and Deane Borough Local plan 1996-2011 and Appendix 7 of the Design and Sustainability Supplementary Planning Document.

3. The proposed development would be of an appropriate design and relates to surrounding development in a sympathetic manner and as such complies with the National Planning Policy Framework (March 2012), Saved Policy E1 and E3 of the Basingstoke and Deane Borough Local Plan 1996-2011; and Appendix 7 of the Design and Sustainability Supplementary Planning Document.

4. The proposed development would provide safe access in accordance with highway requirements, and as such would accord with the National Planning Policy Framework (March 2012) and with Saved Policies E1 and A2 of the Basingstoke and Deane Borough Local Plan 1996-2011.

5. The proposal would conserve the biodiversity value and nature conservation interests of the site, and would deliver biodiversity enhancements, and as such the proposal would comply with the National Planning Policy Framework (March 2012) and Saved Policy E7 of the Basingstoke and Deane Borough Local Plan 1996-2011.

6. The proposal would not result in any significant harm to the amenities of residents in the vicinity in excess of that which could reasonably be expected in association with a housing development in a settlement location. The proposal accords with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011 in this respect.

7. Adequate drainage (foul and surface water) can be provided for the development and can be adequately controlled through other legislation, and through planning condition, so as to ensure that there would be no risk to property or the environment. The proposal accords with Saved Policy A7 of the Basingstoke and Deane Borough Local Plan 1996-2011 in this respect.

8. Subject to a section 106 agreement having been entered into the development would provide adequate infrastructure to mitigate the impact of the development in relation to off-site open space and playing fields, development will comply with the National Planning Policy Framework (March 2012); Saved Policies C1, C2, C7, and C9 of the Basingstoke and Deane Borough Local Plan 1996 - 2011; the Community Infrastructure Levy Regulations 2010; the Council's adopted Supplementary Planning Document on Affordable Housing; and the Council's Interim Planning Guidance on s106 Planning Obligations and Community Infrastructure and the Council’s Adopted Green Space Standards.

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General comments

This application has been brought to the Development Control Committee, in line with the scheme of delegation, due to the number of objections received and the Officer's recommendation for approval.

Planning Policy

Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires that proposals be determined in accordance with the Development Plan unless material considerations indicate otherwise. Therefore, alongside the National Planning Policy Framework 2012 (NPPF), this application must be assessed against the Development Plan which comprises the saved policies of the Basingstoke and Deane Borough Local Plan 1996-2011 (BDBLP). In accordance with the BDBLP, the application site lies within the settlement policy boundary and Conservation Area boundary of Whitchurch.

National Planning Policy/Guidance

The National Planning Policy Framework (NPPF) sets out the Government's planning policies for England and how these are expected to be applied, and is a material consideration in the determination of this planning application.

Paragraph 212 of the NPPF is clear that the policies within the NPPF are material considerations which Local Planning Authorities should take into account from the day of publication (27 March 2012).

The relevant policies of the NPPF will be discussed in greater detail below, however it is considered that the following sections of the NPPF contain policies material to the assessment of this application:

 National Planning Policy Framework (NPPF) (March 2012); - Achieving Sustainable Development - Core Principles - Section 1 (Building a strong, competitive economy) - Section 4 (Promoting sustainable transport) - Section 6 (Delivering a wide choice of high quality homes) - Section 7 (Requiring good design) - Section 10 (Meeting the challenge of climate change, flooding and coastal change) - Section 11 (Conserving and enhancing the natural environment) - Section 12 (Conserving and enhancing the historic environment) - Decision Taking

 National Planning Policy Guidance  Section 66 of the Planning (Listed Buildings and Conservation Area) Act 1990

Adopted Local Plan 1996 - 2011 (saved policies)

For the purposes of decision-taking, Paragraph 211 of the NPPF is clear that the policies within the Local Plan should not be considered out-of-date simply because they were adopted prior to the publication of the Framework.

Given that the saved policies of the Basingstoke and Deane Borough Local Plan 1996- 69 of 125

2011 were not adopted in accordance with the Planning and Compulsory Purchase Act 2004 (but were adopted under the transitional arrangements), Paragraph 215 of the NPPF is considered to apply to the current Local Plan. This states: “due weight should be given to relevant policies in existing plans according to their degree of consistency with this framework (the closer the policies in the plan to the policies in the framework, the greater the weight may be given to them”.

This means that full weight cannot be given to the saved policies of the current Local Plan and therefore, in determining applications, consideration needs to be given to the degree of consistency a saved policy has with regard to the NPPF. The following, saved policies of the Local Plan, which are relevant in this instance, were found by the Council (June 2012) to have a limited degree of conflict with the NPPF;

Policy D5 (Residential and other Development within Settlements) Policy E1 (Development Control) Policy E2 (Buildings of Historical or Architectural Interest) Policy E3 (Areas of Architectural or Historic Interest) Policy E6 (Landscape Character) Policy E7 (Nature/Biodiversity Conservation) Policy C1 (Section 106 Agreements) Policy C2 (Affordable Housing) Policy C3 (Housing Mix) Policy A1 (Car Parking) Policy A2 (Encouraging Walking, Cycling and the Use of Public Transport) Policy A7 (Water and Sewerage Infrastructure) Policy C9 (New Leisure Facilities or Open Spaces)

Emerging Local Plan

The Council submitted the emerging Local Plan (ELP) to the Planning Inspectorate (PIN’s) for examination on 9 October 2014. Following an Exploratory Meeting held in December 2014 to discuss the Inspector’s initial concerns relating to the Plan and potential ways forward, a number of revisions were considered, particularly relating to housing strategy issues. Subsequently, on 27 March 2015, Full Council agreed that 850dpa should be used as the annual housing requirement for the ELP and for use in determining the Borough’s 5 year land supply position. Consultation on these proposed main modifications to the ELP took place in May/June 2015. The Examination hearings have taken place in October and November (finishing on 11 November) and response from the Planning Inspector is awaited. Until a response is received from PIN's the weight given to the ELP cannot increase even though the EIP has taken place.

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

 Whitchurch Design Statement  Design and Sustainability SPD; - Appendix 5 Design and Sustainability SPD 'Construction Statements' - Appendix 6 Design and Sustainability SPD 'Storage and Collection of Waste and Recycling' - Appendix 7 Design and Sustainability SPD 'Places to Live' - Appendix 16 Design and Sustainability SPD 'Residential Amenity Design Guidance'  Residential Parking Standards SPD 70 of 125

 Housing Mix and Lifetime Mobility Standards SPD  Landscape and Biodiversity SPD  S106 Planning Obligations and Community Infrastructure Interim Planning Guidance  Affordable Housing SPD  Whitchurch Conservation Area Appraisal SPD

Other material documents

Basingstoke Environment Strategy for Transport (BEST). Community Infrastructure Levy (CIL) Regulations. Planning Guidance Note 'S106 Planning Obligations and Community Infrastructure'.

Description of Site

The site forms part of the curtilage of Langdale, a 1950s detached bungalow. The character of this part of Woods Lane is formed by a mixture of detached chalet bungalows fronting the road in a linear layout. Generally, dwellings are set back from the road in deep plots, with a degree of space between each building and landscaped front gardens softened by tree and shrub vegetation.

Langdale is brick and tile with a hipped roof and dormer windows within the roof slope. The property benefits from a series of outbuildings including a modest pitched roof garage. The site is well screened from the neighbouring properties to the east and west by mature hedging and shrub planting. To the rear of the site is a paddock with agricultural buildings beyond.

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Proposed development

This application seeks outline planning permission for the erection of two detached dwellings with attached single garages. The application considers principle, access and layout, whilst scale, appearance and landscaping are reserved.

The houses would measure 13m in width (excluding the garages), 9.5m in depth. The site would be accessed to the western side of the existing bungalow following the demolition of the existing garages. Each house would have a private rear garden and parking

Consultations

Parish Council: Object on the following grounds:

"With reference to the above planning application Cliddesden Parish Council would like to object to the proposed development in its entirety.

Cliddesden Parish Council believes that the proposal for TWO cottages in the rear garden of a five bedroom bungalow (which will remain) is totally inappropriate over development. It is not at all in keeping with the rural village setting. The proposed plans do not show the recently approved application 15/00939/HSE which are alterations to existing bungalow including raising of roof to create living space, improvement to site access and demolition of 2no existing single garages and erection of replacement double garage."

"1. We feel that if this development should take place, it would impact the local area if it were to set a precedent that could be cited in any future residential development applications in this area of Woods Lane.

2 The Cliddesden Village Design Statement states that development within Cliddesden is primarily linear with properties fronting onto the existing roads and lanes, with minimal backfill. This development certainly would contravene the Cliddesden Village Design Statement, in that it is endeavouring to set a most unwelcome precedent for over development and backfill within the village boundary. Should this precedent be set one can expect numerous applications from other residents who have reasonable size gardens to over develop and backfill throughout the village. A most unwelcome state of affairs."

Local Highway Authority: No objection subject to conditions

Landscape Team: No objection subject to conditions

Tree Officer: No objection subject to conditions

Environmental Health Officer: No objection subject to conditions

Public Observations

Nine letters of objection received raising the following issues:

 Allowing this application will make it easier for further development in the village - undesirable precedent.  Roads already struggle with the amount of cars, this application will make the existing situation worse. 95 of 125

 All vegetation has been removed from the site.  Works to the embankment adjoining Woods Lane would be detrimental to the character of the Conservation Area.  Access to and from Langdale is already limited in its visibility of Woods Lane.  Woods Lane is characterised by individual properties set within generous plots and set back from the front of plot. This proposal would introduce 2 dwellings behind an existing property resulting in backland development.  The building of 2 houses in what is a garden plot would clearly harm the rural feel of Cliddesden and Woods Lane.  The transport survey supporting this application was carried out during the summer school holidays and at times after and before peak times (10am to 4pm and excluding 12 - 2pm). This cannot be representative of the number and speeds of vehicles regularly using this section as it would not have been a typical day.  Woods Lane is a single narrow winding road that is easily congested with existing traffic and the access is on a dangerous corner.

Relevant Planning History

14/00829/FUL Erection of 2 no. three bedroom detached Withdrawn 01.08.14 dwellings with single garages and provision for access, parking, turning and landscape

15/00939/HSE Alterations to existing bungalow including GTD 13.05.15 raising of roof to create living space, improvement to site access and demolition of 2no. existing single garages and erection of replacement double garage.

Assessment

Planning History

This application follows the withdrawal of full application 14/00829/FUL for erection of two three-bedroom detached houses with single garages and approval of 15/00939/HSE for the extension of Langdale including raising the roof to create living space, demolition of 2no existing single garages and erection of replacement double garage.

It should be noted that planning permission was granted at Development Control Committee (20 May 2015) for a single four bedroom detached dwelling on a similar relationship to this proposal, on the rear garden of the next door property of Beaulieu. This application involves an assessment under similar policy circumstances.

Principle of development

The application site is located within the Cliddesden Settlement Policy Boundary and the principle of new residential development within this settlement remains acceptable in accordance with Saved Policy D5 of the Local Plan, subject to the implications of the development on the local character of the area, residential amenity, biodiversity, and highway safety.

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This application involves the development within garden land. Guidance within the NPPF specifically encourages Local Planning Authorities to "consider the case for setting out policies to resist inappropriate development of residential gardens, for example where development would cause harm to the local area". As opposed to a specific policy that prevents 'backland development' in principle, it is interpreted that the Government is guiding Local Planning Authorities to resist such development, only where it is harmful.

Therefore although there are no planning policies that prevent the principle of the redevelopment of gardens within defined Settlement Policy Boundaries, the key issue for this application remains whether or not the development would be harmful.

Impact on the character of the area/ design

The character of this part of Woods Lane is predominately formed by detached bungalows and chalet bungalows fronting the road in a linear layout with distinct plots. Dwellings are set back from the road in deep and well defined plots, with a degree of space between each building and landscaped front gardens softened by tree and shrub vegetation. This provides a character that is distinguishable from the very western end of Woods Lane (where a modern cul-de-sac is located) and the eastern end of the lane, which is defined by the historic character of the designated Conservation Area boundaries and status. A number of historic cottages and houses are located at this end of the Lane, whilst more modern two-storey houses are located opposite the site. It should also be noted that the proposed development would be located within the context of existing and approved development to adjoining plots of 'Beaulieu', 'Appleyard', and 'Hillfield Lodge'.

This proposal would sub-divide the site and create a driveway along the eastern boundary to access the rear plot. Unlike the previously withdrawn application, this proposal now sees the removal of two detached garages, the reduction in the footprints of the proposed dwellings and the distance between Langdale and the front elevation of the new houses increased to approximately 31m. These revisions allow for a more spacious layout with greater opportunity for soft landscaping.

Whilst it is acknowledged that much vegetation has been removed from the site between 2014 and the present, such removal could be undertaken without planning permission. The Council's Landscape Officer has raised no objection to the development stating that "two new dwellings on this site could be reasonably accommodated provided that existing vegetation on the site boundaries can be retained adequately". This can be managed through appropriately worded planning conditions.

With regard to visual amenity, views of the proposed dwellings would be largely screened from surrounding properties and the immediate public highway. Assuming the houses would be equivalent to or slightly higher than surrounding properties, there will be a direct view of the southeast end of the roof of the eastern most proposed dwelling from the driveway entrance onto Woods Lane, and from outside No 10 Woods Lane within the adjacent Conservation Area. These views have been considered and provided that the scale, design and materials used for the roof are sympathetic to its location, it is not anticipated that this would give rise to a significant visual harm when viewed from the public realm or wider Conservation Area.

From other nearby locations, the retention of the bungalow (as existing or extended), with its front garden and hedgerow would generally screen views of the new houses from outside the property. Similarly, provided that the surrounding hedgerow and tree cover is maintained/enhanced, there would be limited harm on the wider character of the area.

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As this application is in outline, no details have been provided as to the intended height of the proposed dwellings but would be part of a reserved matters application. Any marginal increase when compared to the existing or approved extension works to Langdale would ultimately be softened by the distance between the properties and the greater sense of space within the site. In light of the comments raised above regarding the heights of the proposed dwellings and how they would sit in the site, it is considered appropriate to impose a levels condition at this outline stage

The driveway and rear garden of Langdale would benefit from soft landscaping whilst the amount of hard landscaping has been kept to a minimum. Each dwelling would have a well-defined plot within a soft landscaped setting. The overall footprint of development is comparable to the footprint of the approved property at Beaulieu, and would relate proportionately to their respective plots.

It is acknowledged that the sub-division of the plot would result in the loss of a linear rear garden within the area, however, the development would be located within the context of Beaulieu and Appleyard which are themselves set back from Woods Lane, in what was formerly garden land. Overall the proposed sense of spaciousness is considered sufficient to overcome this concern.

The design of these proposed dwellings along with scale and landscaping are reserved matters. Specific details of the materials would be secured by pre-commencement conditions, however a landscaping condition would not be necessary because this forms one of the reserved matters.

The application site has some remaining trees and vegetation around its southern, eastern and western boundaries which add to the verdancy and rural character of the site and wider area. It remains important that this landscaping is retained, protected and additional landscaping proposed where possible to help the proposed development assimilate in the application site and wider area. The northern boundary consists of a post and wire fencing, with minimal screening.

It is considered that the existing boundary treatment could be retained (without pressure to remove them) given the width of the existing and proposed dwellings. Whilst the rear northern boundary can be reinforced to soften views from this direction.

To the eastern boundary is a hedgerow formed of mature Hazel coppice stools. This hedgerow of Hazel and other native plants is considered a valuable feature in screening the development from the adjacent Conservation Area. This boundary feature also has a small maturing Yew tree and a small maturing Spruce tree growing adjacent. As this hedge appears to form the shared common boundary with the neighbour and is located predominately within the Conservation Area, it is considered unnecessary to secure it retention via condition.

As stated above landscaping forms one of the reserved matters. A condition can be imposed to ensure all existing boundary treatment is retained and protected.

It is acknowledged that the proposed works would result in the removal and regrading of the embankment access in order to allow improvements onto Woods Lane. The Cliddesden Village Design Statement states that development should 'respect the width and verges of lanes and their wildlife'. Third party representations have expressed the view that the removal of part of the hedging to widen the access and re-grading of the bank

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Concern has also been raised over the narrowness of Woods Lane and safety issues associated with vehicles entering and exiting properties along this stretch because of poor visibility. Therefore, it is necessary for the Council to consider whether the proposed improvements to the access, by increasing visibility and re-grading works, would outweigh the harm caused by the removal of vegetation and soil to the verge of the lane.

Whilst the existing access is not located within the Conservation Area, it is fully acknowledged that this part of Woods Lane contributes positively to the inherent character of the village and the adjacent Conservation Area. The removal of such vegetation was inherently considered as part of the full planning application reference 14/000829/FUL, and no specific objections were raised by the Council's Landscape Officer in this regard.

The Council's Landscape Officer has considered this revised scheme and continues to raise no objection subject to details of soft landscaping (the reserved matters), including all boundary treatments, hard surfacing and planting proposals - all of which should reflect the local character, being secured at a Reserved Matters stage.

There are already various examples of residential accesses off Woods Lane which have been improved through regrading and landscaping. Between visiting the site for 14/00829/FUL in 2014 and 15/00939/HSE in 2015, it is noted the access has not been maintained and has become considerable overgrown. This on-going maintenance is something the Council cannot control and would be the responsibility of the occupants, however it must be acknowledged such works to improve visibility to both those leaving the site and those travelling along the lane would be a positive aspect of this proposed development.

Therefore, it is considered that with careful management and landscaping, the loss of character through removal of vegetation is not considered to outweigh the identified benefits of improved visibility and ease of navigation for drivers travelled up and down the lane.

Residential amenity

Both Langdale and the new dwellings would have a front and rear garden. Appendix 16 of the Design and Sustainability SPD states that as a general rule each dwelling should have a minimum garden depth of 10m and 50-60m² as a minimum size. The existing and proposed dwellings would continue to have rear gardens which exceed these amenity standards. The proposed dwellings would have gardens measuring 10.5m in depth whilst Langdale would retain a garden of 20m in depth.

The development is considered to be of a sufficient distance away from neighbouring properties to reduce any adverse implications of overshadowing or overbearing impacts.

There remains sufficient distance (31m) between the front elevation of the proposed dwelling and the main rear elevation of the existing dwelling of Langdale, and with extensions approved under permission 15/00939/HSE. The location of windows, roof height and internal configuration can all be controlled as part of a future reserved matters application.

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In terms of possible noise and disturbance, the use of the rear of the plot would result in an increase in the number of vehicles entering and exiting the site. However, this would be limited and ultimately would not be unusual in an area surrounded by residential dwellings. On balance, this proposal is acceptable in this regard.

The Council's Environmental Health Officer has no adverse comments to make however has recommended that a noise survey be carried out to establish road traffic noise levels from the M3 affecting the site. Given the site's relationship to existing residential uses, and location within a defined settlement, conditions restricting hours of work and deliveries in association with construction works, are relevant and would be attached. Furthermore, as the proposed use is sensitive to the presence of contamination the Environmental Health Team has also recommended conditions for a contamination land assessment and verification.

Highways/Parking

The site is situated within a rural area for the purposes of assessing vehicle and cycle parking provision. Whilst the number of bedrooms is not stated, the layout suggests each dwelling would have 4 or more. Each dwelling is provided with a single garage plus three further external parking spaces. Turning is also provided within the curtilage of each house.

Woods Lane is an unclassified road and has a single width carriageway (approximately 3.2m) from east to west with an incline rising from the B3046. The incline remains where the site fronts onto Woods Lane and the carriageway has embankments rising approximately 1.6m along either side. Westwards from the site the incline and narrowing remain but the carriageway widens after the neighbouring property Beaulieu to allow two vehicles to pass each other. There is no footway or street lighting along this stretch of the lane.

Woods Lane has a 30mph speed limit, although the characteristics of the lane limit traffic speed when approaching from the east, particularly the double bend adjacent to the site. Speeds are limited until drivers reach the site frontage and can see the road straightens and will widen. Vehicle speed tends to increase heading west as a result along the site frontage. When approaching the site travelling from the west, Woods Lane has a gentle curve but a downward gradient. Vehicles travel notably faster on their approach to the site from the west and drivers tend to align themselves for the carriageway narrowing between embankments along the site frontage.

The neighbouring site access (Beaulieu) serves as a refuge/passing place for traffic heading east towards the B3046 when they encounter opposing vehicles travelling uphill within the narrow carriageway fronting the site. Therefore, the general characteristics of Woods Lane make it highly desirable that all vehicles likely to use the site access, can enter, turn and leave in a forward gear.

Information has been provided in the form of a Technical Note within the Design and Access Statement (Appendix A) to show improved visibility splays as proposed under previous withdrawn application 14/000829/FUL. These splays remain capable of being met in accordance with drawing ITB9117-GA-004 Rev A Dated Sep 2013. The Council's Highways Officer has considered these proposals under application 14/000829/FUL and this current submission. No objection has been raised to the improvements subject to necessary planning conditions.

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Final details of secure cycle parking for each dwelling (existing and proposed) are required. Along with refuse/recycling container storage and collection along with transit routes. The maximum gradient from the carriageway collection vehicle to the collection point must not exceed 1:12 (8%). These matters can be secured by planning conditions.

Section 106 Agreement/ Planning Obligations

Following the outcome of West Berkshire District Council and Reading Borough Council v Secretary of State for Communities and Local Government [2015], Local Planning Authorities can now resume the collection of tariff based contributions for sites of 10 units or less, subject to the pooling limits set out in Regulation 123 List of the Community Infrastructure Levy 2010 which took effect on 6 April 2015.

In this regard, the application has been scoped by the Council and no off-site contributions towards local services and infrastructure have been identified for this application.

Other matters

The site as a residential garden continues to have no known importance in terms of biodiversity or ecology or statutory status that would otherwise prevent the development of the site or require the applicant to submit an ecological appraisal. Therefore it is considered that the proposed development would continue to accord with Saved Policy E7 of the adopted Local Plan.

Conditions

1 The development hereby permitted shall be carried out in accordance with the following approved plans unless otherwise agreed in writing with the Local Planning Authority:

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

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

2 The development hereby permitted shall be begun either before the expiration of 3 years from the date of this permission, or before the expiration of 2 years from the date of approval of the last of the reserved matters to be approved, whichever is later. REASON: To comply with Section 92 of the Town and Country Planning Act 1990 (as amended by Section 51(2) of the Planning and Compulsory Purchase Act 2004) and to prevent an accumulation of unimplemented planning permissions.

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

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4 Application for approval of the reserved matters shall be made to the Local Planning Authority before the expiration of 3 years from the date of this planning permission. REASON: To comply with Section 92 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.

5 No development shall commence on site until details of the materials to be used for hard and paved surfacing have been submitted to and approved in writing by the Local Planning Authority. The approved surfacing shall be completed before the adjoining buildings are first occupied and thereafter maintained unless otherwise agreed in writing by the Local Planning Authority REASON: These details are required prior to commencement of development because of insufficient information contained within this submission and in the interest of visual amenity and in accordance with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

6 No development shall take place until there has been submitted to and approved in writing by the Local Planning Authority a plan indicating the positions, design, materials and type of screen walls/fences/hedges to be erected. The approved screen walls/fences shall be erected before the dwelling hereby approved is first occupied and shall subsequently be maintained. Any trees or plants which, within a period of 5 years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, details of which shall be agreed in writing by the Local Planning Authority before replacement occurs REASON: These details are required prior to commencement of development because of insufficient information contained within this submission and in the interest of the amenities of the area and in accordance with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011

7 No works pursuant to this permission shall commence until there has been submitted to and approved in writing by the Local Planning Authority:-

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

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

8 The development hereby permitted shall not be occupied/brought into use until there has been submitted to the Local Planning Authority verification by the competent person approved under the provisions of condition 7(c) that any remediation scheme required and approved under the provisions of condition 7(c) has been implemented fully in accordance with the approved details (unless varied with the written agreement of the Local Planning Authority in advance of implementation). Unless otherwise agreed in writing by the Local Planning Authority such verification shall comprise;

as built drawings of the implemented scheme;

photographs of the remediation works in progress;

certificates demonstrating that imported and/or material left in situ is free of contamination.

Thereafter the scheme shall be monitored and maintained in accordance with the scheme approved under condition 7(c), unless otherwise agreed in writing by the Local Planning Authority. REASON: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

9 No development shall commence until a noise survey has been carried out to establish road traffic noise levels from the M3 affecting the site. The survey shall be carried out in accordance with a written protocol, details of which shall be submitted to and approved in writing by the Local Planning Authority before the survey is carried out.

A report giving:

(a) the results of the survey; (b) the predictions of noise levels; (c) details of the design measures that will be used to mitigate against the road traffic noise; and (d) details of the building specifications of the dwellings which will be used to achieve the following noise levels;

With windows open; 35 dB LAeq,16hr in living rooms and dining rooms (0700hrs - 2300hrs)

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30 dB LAeq,8hr and not regularly exceed 45 dB LAmax within bedrooms (2300hrs - 0700hrs)

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

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

10 No dwelling shall be occupied until all of the works which form part of the scheme for protecting the proposed dwellings from road traffic noise have been implemented and acoustic testing carried out by a suitably qualified and competent acoustic consultant to verify that the internal noise levels agreed in condition (9) above have been achieved. The testing shall be carried out in accordance with a written protocol, details of which shall be submitted to and approved in writing by the Local Planning Authority before test is carried out. REASON: To ensure that acceptable noise levels within the dwellings and amenity areas are not exceeded in the interests of residential amenity and in accordance with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996- 2011.

11 No works shall take place on site until a measured survey of the site has been undertaken and a plan prepared to a scale of not less than 1:500 showing details of existing and intended final ground levels and finished floor levels in relation to a nearby datum point which shall be submitted to and approved in writing by the Local Planning Authority. The development shall be completed and thereafter maintained in accordance with the approved details, unless otherwise agreed in writing by the Local Planning Authority. REASON: These details are required prior to commencement of development as insufficient details were submitted with the application and in order to protect the privacy of the occupiers of adjoining properties in accordance Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

12 The approved access geometry and visibility sightline details, as shown on the approved drawings [Site Plan 1667/41 & Site Access Arrangements - Vertical and Horizontal Visibility Splays ITB9117-GA-004 Rev A], shall be constructed and fully implemented before the commencement of building and other operations on the site and shall be thereafter retained and maintained in accordance with the approved details, unless otherwise agreed in writing by the Local Planning Authority. REASON: In the interests of highway safety and in accordance with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011 and National Planning Policy Framework (March 2012).

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

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The Statement shall include for:

i. compliance with The Construction (Design and Management) Regulations 2015 and in particular Part 3 Regulation 8 General duties, whereby construction must be undertaken 'in a manner that secures the health and safety of any person affected by the project.' ii. means of access (temporary or permanent) to the site from the adjoining maintainable public highway, including the associated traffic management arrangements; iii. the parking and turning of vehicles of site operatives and visitors off carriageway (all to be established within one week of the commencement of development); iv. loading and unloading of plant and materials away from the maintainable public highway; v. storage of plant and materials used in constructing the development away from the maintainable public highway; vi. wheel washing facilities or an explanation why they are not necessary; vii. the erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate; viii. measures to control the emission of dust and dirt during construction; ix. a scheme for recycling and disposing of waste resulting from construction work; and x. the management and coordination of deliveries of plant and materials and the disposing of waste resulting from construction activities so as to avoid undue interference with the operation of the public highway, particularly during the Monday to Friday AM peak (08.00 to 09.00) and PM peak (16.30 to 18.00) periods. xi. the routes to be used by construction traffic to access and egress the site so as to avoid undue interference with the safety and operation of the public highway and adjacent roads, including construction traffic holding areas both on and off the site as necessary.

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

15 No deliveries of construction materials or plant and machinery and no removal of any spoil from the site shall take place before the hours of 0730 nor after 1800 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays, nor on Sundays or recognised public holidays, unless otherwise agreed in writing by the Local Planning Authority.

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

16 No development shall commence on-site until details of vehicular turning (enter, turn and leave in a forward gear), manoeuvring, loading and unloading together with vehicular parking commensurate with the Residential Parking Standards July 2008 revised December 2012, within the curtilage of each dwelling (existing and proposed), together with unobstructed pedestrian access (minimum width 0.9 metres) to the primary entrance of each property, such details to demonstrate by vehicle swept paths the ability of vehicles to turn, manoeuvre and access and egress the vehicle parking spaces, have been submitted to and approved in writing by the Local Planning Authority. The approved motor vehicle turning, manoeuvring, loading and unloading, parking and pedestrian access layout shall be constructed and fully implemented within the curtilage of each dwelling before the proposed dwellings are occupied or the approved use commences, whichever is the sooner, and the areas of land so provided shall be thereafter retained and maintained in accordance with the approved details and shall not be used for any purposes other than the turning, manoeuvring, loading and unloading and parking of vehicles with unobstructed access for pedestrians, unless otherwise agreed in writing by the Local Planning Authority. REASON: Required prior to commencement because detail absent from the application, to ensure that a satisfactory internal vehicular site layout is constructed before the approved buildings are occupied and in accordance with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011 and National Planning Policy Framework (March 2012).

17 No development shall commence on-site until details of the provision for secure cycle parking facilities for 2 long and 1 short stay places with a transit route for bicycles to and from the public highway, for each dwelling (existing and proposed), such details to show the position, design, materials and finishes thereof. The approved secure cycle storage shall be constructed and fully implemented within the curtilage of each dwelling before the proposed dwellings are occupied or the approved use commences, whichever is the sooner, and the areas of land so provided shall be thereafter retained and maintained in accordance with the approved details and shall not be used for any purposes, unless otherwise agreed in writing by the Local Planning Authority. REASON: Required prior to commencement because detail absent from the application and to improve provision for cyclists and discourage the use of the private car wherever possible and in accordance with Saved Policy A2 of the Basingstoke and Deane Borough Local Plan 1996-2011.

18 The development hereby permitted shall not be occupied or the approved use commence, whichever is the sooner, until details of a scheme for the storage (prior to disposal) of refuse and recycling, and details of the refuse/recycling collection point, provided not more than 15m carrying distance from a highway which is a carriageway, together with details of the transit routes between the storage and collection point, for each dwelling, have been submitted to and approved in writing by the Local Planning Authority. The approved details shall be implemented within the curtilage of each property before the proposed dwellings are occupied or the approved use commences, whichever is the sooner, and the areas of land so provided shall be thereafter retained and maintained in accordance with the

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approved details, unless otherwise agreed in writing by the Local Planning Authority. REASON: In the interests of general amenity, to ensure convenience of arrangements for refuse and recycling storage and collection and to ensure that no obstruction is caused on the adjoining highway, in the interest of highway safety and in accordance with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

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

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

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

21 No development including site clearance, demolition, ground preparation, temporary access construction/widening, material storage or construction works shall commence on site until a Tree Protection Scheme, in accordance with BS5837:2012 Trees in relation to design, demolition and construction- Recommendations, has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include the specification and positioning of temporary tree protective fencing and ground protection where required, and these details shall be shown on a suitably scaled site plan. The approved tree protection shall be erected prior to any site activity commencing and maintained until the area is to be landscaped. No development or other operations shall take place other than in complete accordance with the Tree Protection Scheme, unless otherwise agreed in writing by the Local Planning Authority.

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REASON: These details are required prior to commencement of development because of insufficient information contained within this submission and in order to ensure that reasonable measures are taken to safeguard protected/important landscape trees in the interests of local amenity and the enhancement of the development itself, in accordance with Saved Policies E1(ii) and E6 of the Basingstoke and Deane Borough Local Plan 1996-2011.

Informative(s):-

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

1.3 The applicant's attention is drawn to the fact that the Local Planning Authority has a period of up to eight weeks to determine details submitted in respect of a condition or limitation attached to a grant of planning permission. It is likely that in most cases the determination period will be shorter than eight weeks, however, the applicant is advised to schedule this time period into any programme of works. A fee will be required for requests for discharge of any consent, agreement, or approval required by a planning condition. The fee chargeable is £97 per request or £28 where the related permission was for extending or altering a dwelling house or other development in the curtilage of a dwelling house. A fee is payable for each submission made regardless of the number of conditions for which approval is sought. Requests must be made using the standard application form (available online) or set out in writing clearly identifying the relevant planning application and condition(s) which they are seeking approval for.

- offering a pre-application advice service - considering the imposition of conditions and or the completion of a s.106 legal agreement.

In this instance:

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

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

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

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

4. The removal of any ornamental trees, fruit trees, and scrub, should be effected between September and February to avoid disturbance of nesting birds.

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15/03545/OUT

Location Plan

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15/03545/OUT

Proposed site layout

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Minor Application

Cttee: 23 February Item No. 7 2016

Application no: 15/03813/FUL For Details and Plans Click Here

Site Address Nut Trees Ramsdell Road Pamber End Hampshire Proposal Erection of replacement dwelling and garage following demolition of existing bungalow

Registered: 30 October 2015 Expiry Date: 1 December 2015 Type of Full Planning Case Officer: Anne Wilkinson Application: Application 01256 845559 Applicant: Mr & Mrs Andrew Agent: Ms Julie Shawley Watts Ward: Pamber And Ward Member(s): Cllr Marilyn Tucker Silchester Cllr Roger Gardiner

Parish: PAMBER CP OS Grid Reference: 461050 158500

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 (March 2012) and Saved Policy E7 of the Basingstoke and Deane Borough Local Plan 1996-2011.

2. The proposed development would be of an appropriate design and relates to surrounding development in a sympathetic manner and as such complies with the National Planning Policy Framework (March 2012); Saved Policies E1 and E6 of the Basingstoke and Deane Borough Local Plan 1996-2011 and Appendix 13 of the Design and Sustainability Supplementary Planning Document 2008.

3. 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 (March 2012) and Saved Policy E6 of the Basingstoke & Deane Borough Local Plan 1996-2011.

5. The development would not cause an adverse impact on highway safety and adequate parking would be provided to serve the proposed development and as such the proposal complies with Saved Policy A1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

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General comments

This application has been brought to the Development Control Committee at the request of Cllr Gardiner, seconded by Cllr Mrs Tucker, for the following reasons:

“This would appear to be an over-development of the site in terms of the development across the property. I have no objection in principle but feel the existing design too adversely affects the neighbouring property.”

Planning Policy

The sites lies outside of any settlement policy boundary and is therefore considered to lie in a countryside location.

National Planning Policy Framework (NPPF) (March 2012) Core Planning Policies Section 6: Delivering a wide choice of high quality homes Section 7: Requiring Good Design Section 11: Conserving and Enhancing the Natural Environment

Adopted Local Plan 1996 - 2011 (saved policies)

Policy D5 (Residential and other Development within Settlements) Policy D6 (New Residential Accommodation in the Countryside) Policy E1 (Development Control) Policy E6 (Landscape Character) Policy E7 (Biodiversity) Policy A1 (Car Parking) Policy A2 (Encouraging Walking, Cycling and the Use of Public Transport)

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

Appendix 5 Design and Sustainability SPD (Construction Statements) Appendix 6 Design and Sustainability SPD (Waste and Recycling) Appendix 7 Design and Sustainability SPD (Places to Live) Appendix 10 Design and Sustainability SPD (Residential Annexes) Appendix 14 Design and Sustainability SPD (Countryside Design Summary) Appendix 16 Design and Sustainability SPD (Residential Amenity Design Guidance) Residential Parking Standards SPD Landscape and Biodiversity SPD Landscape Character Assessment Supplementary Planning Guidance

Description of Site

The site consists of a detached bungalow, circa 1930's, in Pamber End, a small settlement which lies in a countryside location. The site has an area of 0.13ha and is generally level although it is on slightly higher land than the dwelling to the east. The site has a singular vehicular entrance off Ramsdell Road.

The dwelling is one in a row of nine dwellings along the north side of Ramsdell Road. On the southern side there is agricultural land. The nine dwellings along the Ramsdell Road

113 of 125 consist of five two storey dwellings, one chalet bungalow and three bungalows. The dwellings are set back from the road by a wide grass verge.

To the east of the application site there is a two storey dwelling called ‘The Always’, which is one of two houses approved in 2003 to replace a single dwelling. To the west lies a bungalow known as ‘Priory Lodge’ which is also owned by the applicants. To the rear of the application site lies a residential property known as ‘Elmdene’ which fronts the Aldermaston Road.

Proposal

The proposal is to demolish the existing bungalow and replace it with a two storey dwelling. The proposed dwelling would be 2 storeys, with a ridge height of 8m, with a single storey element on the western side, with a ridge height of 6.15m.

The proposed accommodation also includes an area of ancillary living accommodation for an elderly relative or more mature child, which would be situated to the rear of the proposed garage.

Consultations

Pamber Parish: Comments: "The Parish Council objects to the proposed development on the grounds of it being an over development of the site and not being in keeping with the street scene.”

Landscape: Objection - adverse impacts on local landscape character and visual amenity in contravention of Saved Policy E6

Trees: No objection

Biodiversity: No objection subject to an informative

Highways: No objection subject to conditions

Environmental Health: No objection subject to conditions

Public Observations

One letter of objection summarised as follows:

 Currently Nut Trees is approximately 25 to 30m from our house and the proposal will result in the proposed house being 2.4m from our house.  The proposal will result in a complete loss of natural light  The lounge on the first floor will result in a complete loss of privacy in the garden  Complete loss of privacy in our conservatory as this has 2 side predominantly glass and a full glass roof  The height and bulk of the house means it will be out of character and not in keeping with other houses in the road.  Other houses in the road have single store garages adjacent to each other not 2 storey to 2 storey houses adjacent to each other.  Concerns about incorrect statements in the design and Access Statement.  The proposed house is too big for the plot and dwarfs our house.

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Relevant Planning History

None

Assessment

Principle of development

Saved Policy D6 of the BDBLP allows new residential dwellings in the countryside where it is a one-for-one replacement. The supporting text to Policy D6 goes on to state that replacement dwellings should not significantly change the siting, scale, setting and character of the existing dwelling in order to protect the rural character of the area and ensure that there remains a variety of dwelling sizes in the countryside to provide for a range of housing needs. In this instance although the existing dwelling to be replaced is a bungalow, it sits within a large plot and within an area where two storey dwellings are a feature. As such the proposal in principle complies with Saved Policy D6 of the BDBLP.

The proposals also includes accommodation for an elderly relative or more mature child. This is located behind the double garage and is accessible via the main house and provides a bedroom, lounge, kitchen and bathroom. The accommodation has been considered as an annexe to the main dwelling. To avoid the situation where in effect a new dwelling is created, Appendix 10 "Residential Annexes" of the Design and Sustainable development SPD provides advice and the Council will, in broad terms, expect a residential annex to:

 Be subordinate to the main dwelling  Be linked internally to the main dwelling  Share a common access with the main dwelling  Be within the curtilage of the main dwelling  Have a functional connection with the main dwelling (e.g. the occupant should be a dependant relative of the residents of the main dwelling or employed at the main dwelling)  Be in the same ownership as the main dwelling  Be designed in such a way as to easily allow the annex to be used at a later date as an integral part of the main dwelling  Have no boundary demarcation or sub division of the garden areas between the curtilage of the main dwelling and the annex  Have adequate parking and amenity facilities for the needs of the annex occupants and the residents of the main dwelling

In this case the proposed ancillary living accommodation is considered to meet the broad terms mentioned above. A suitably worded condition is proposed to ensure that the accommodation would not be occupied at any time other than for purposes ancillary to the residential use of the dwelling known as Nut Trees

Impact on the character of the area/ design

The application is for the erection of a replacement dwelling and garage following demolition of the existing bungalow at Nut Trees on the western edge of the small settlement of Pamber End. The existing bungalow is surrounded by garden to the front and rear and both sides.

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The site is one of a row of nine existing detached dwellings that are set back from Ramsdell Road in generously sized plots behind a wide grass verge. Ramsdell Road is a narrow country road which slopes gently up to the west from the junction with Aldermaston Road. The first six dwellings are two storeys in height; Nut Trees is the first of three bungalows that form the western end of the residential area where it meets the open countryside. To the west of this group of dwellings, as well as to the south on the opposite side of Ramsdell Road, lie open agricultural fields making the site visible from the surrounding countryside.

The proposal seeks to demolish the existing 1930s style 2-bedroom bungalow and replace it with a larger two storey dwelling with attached double garage. It is proposed to retain the existing vehicular access.

The proposed dwelling would be larger and higher than the existing bungalow and would extend across the width of the plot so that the dwelling would be closer to the side boundaries than the existing bungalow. However it should be noted that the dwelling varies in height from two storeys on the eastern side, dropping to single storey towards the western boundary. The proposed dwelling would be between 2 - 3m from the western boundary with the adjacent bungalow (Priory Lodge) and approximately 1m from the boundary with the dwelling to the east (The Always).

The Council's Landscape team have objected to the proposal as they consider "that the proposals would have an unacceptable adverse impact on local landscape character and visual amenity due to:

- The significant increase in bulk and massing of the proposed dwelling would be inappropriate to the character of the surrounding area. - The total width of proposed frontage including house and garages as shown on the submitted streetscape elevation would be in excess of the width of the combined frontage of the two adjacent two-storey properties to the east (The Always and Brackendale) - Allowing for the gradient of Ramsdell Road, the proposed height of the roof line would be above all the surrounding properties, including Priory Lodge immediately to the west and The Always immediately to the east (again as illustrated on the streetscape elevation) - The combination of increased height and footprint would result in the proposed dwelling being out of scale with, and dominating, the surrounding properties, and being incongruous with the character of the surrounding area. - The proposal would be detrimental to the character of Ramsdell Road which is typically bungalows to the western end adjacent to the open countryside leading to larger two storey dwellings at the eastern end where it meets Aldermaston Road. - The scale of the proposed dwelling would render it significantly more visible in the wider countryside than the existing dwelling, with adverse impacts on local landscape character and visual amenity."

It is acknowledged that the proposed dwelling would be larger, bulkier and higher than the existing bungalow, however the existing bungalow lies on the largest and widest plot of the nine dwellings along this stretch of Ramsdell Road and is the smallest property. As has been stated above the dwellings along Ramsdell Road in the immediate locality are a mixture of single and two storey dwellings.

The proposed dwelling has been carefully designed so that only part of the dwelling would be full two storey, so as to not extend across the full width of the dwelling and the western

116 of 125 side of the dwelling, closest to the bungalow at Priory Lodge, would be lower in height and have an single storey eaves height (although part of the roof space would be used for storage and a bathroom).

As existing, the dwellings to the east, The Always and Brackendale, are bulkier and taller than the existing bungalow, themselves having replaced a single dwelling in 2003. The proposed dwelling would be of a similar height to these dwellings and given the variety of dwellings sizes and types along this stretch of Ramsdell Road, it is considered that the proposed dwelling will add to this variety without appearing incongruous. Although it would appear the largest dwelling as a result of the size of the plot, it is considered that it would sit comfortably in the streetscene and this area of countryside.

As such the proposal is considered to be acceptable and would be in keeping with the character and visual amenities of the area and comply with Saved Policies E1 and E6 of the BDBLP and the NPPF.

Impact on neighbouring amenities

The design of the proposal is considered to respect the amenities of the occupiers of the adjacent neighbouring properties.

To the west of the site lies a bungalow known as Priory Lodge. The proposed dwelling, along the western part would have a lower eaves level, more akin to a single storey dwelling and would be set 2 - 3m from the boundary. The dwelling would project further to the rear than the bungalow at Priory Lodge, however given its limited height and roof pitching away from the shared boundary, the distance from the boundary, together with the existing hedge along the boundary it is considered that the proposal would not have any undue impact on the residential amenities of the occupiers of this property, in terms of over shadowing, overbearing impact or loss of light.

To the east lies a two storey dwelling known as The Always, which has a conservatory to the rear close to the boundary with the application site, the west elevation of which is predominantly glazed. There are no windows in the west flank elevation of this neighbouring property. The eastern part of the proposed dwelling would follow a similar building line to the front and rear building lines of this neighbouring dwelling. The proposed dwelling’s rear wall would sit very marginally further back than the rear two storey building line of neighbouring property, however it is not considered that the proposed dwelling would have any undue impact in term of over shadowing, overbearing or loss of light on the neighbouring property. This is because there are no windows in the side elevation of the existing neighbouring property, except for the conservatory which projects further back than the rear building line of the proposed dwelling.

In terms of overlooking and privacy, the proposal would have first floor windows in the front and rear elevations, however these windows would overlook the front and rear garden of the dwelling it serves. The proposed first floor windows would not lead to any direct window-to-window overlooking with neighbouring properties. Whilst the proposed windows would afford some views of the rear garden of the neighbouring dwellings on either side and more distant views of the dwelling to the rear (Elmdene), these views would be oblique and of a level found between other two storey dwellings in the vicinity. It is therefore considered that any overlooking would not be significant enough to warrant the refusal of the application.

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Concern has been raised by the occupiers of the neighbouring property to the east, that the ‘upside down’ nature of the layout of the house which would have a lounge, snug and study on the first floor would give rise to unacceptable overlooking of their rear garden. However as already advised above, the views from these windows would predominantly be over the property’s own garden, with only oblique view over the neighbouring gardens, at a level that is commonly found between two storey dwellings located side by side.

It is therefore considered that the proposal would respect neighbouring amenities and therefore accords with Saved Policy E1 of the Adopted Local Plan.

Parking

The site is situated on Ramsdell Road which is an unclassified road. There are no footways or street lighting and there is a large verge area between the carriageway and boundary hedges.

The proposal would utilise the existing access onto Ramsdell Road which is left of centre to the frontage.

The proposed layout shows a driveway with area for turning and four car parking places. In addition an integral double garage is also proposed. The level of parking provided is considered to be acceptable and would comply with the parking standards. Cycle storage would be provided within the double garage.

The Highway Officer therefore has no objection to the proposals subject to suitably worded conditions to secure provision of a Construction Method Statement, and provision for the turning of vehicles and the parking of 4 vehicles and storage for a minimum of 2 bicycles and an informative to

Biodiversity and Trees

The proposal involves the demolition of a small 1930s cottage. The Council's policy on bats and historic buildings would require a bat survey in this case if woodlands were within 200m. The nearest woodland is over 200m, so it is the Council’s Biodiversity Officers opinion that this development falls outside this policy. There are a number of tree belts nearby, and an informative is therefore considered appropriate and proportionate to advise the applicant that if at any time during the proposed works bats, or signs of bats, are found then all works must stop and advice should be sought from Natural England before any further work on the buildings proceeds.

The proposed site has one poor quality apple tree present. This should not be considered a constraint to the development as it could be retained if the applicant so wishes as it is some distance from the proposed structure.

Other Matters

The Council's Environmental Health Team has advised that because of the proximity of existing dwellings conditions restricting Construction noise hours of work and construction deliveries should be imposed. In order to protect air quality a condition to prevent any burning on site of waste materials including demolished materials, trees, greenery etc. is recommended.

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Conditions

1 The development hereby permitted shall be carried out in accordance with the following approved plans unless otherwise agreed in writing with the Local Planning Authority:

Block Plan received 28/10/2015 Drawing nos. PL03; PL04; PL06 and PL07 received 28/10/2015

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

3 No development shall commence on site until a schedule of materials and finishes to be used for the external walls and roof(s) of the proposed building(s) has been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out and thereafter maintained in accordance with the details so approved unless otherwise agreed in writing by the Local Planning Authority. REASON: Details are required prior to commencement because inadequate information has been submitted with the application. In the interests of the visual amenities of the area and in accordance with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

4 No development shall take place until there has been submitted to and approved in writing by the Local Planning Authority a scheme of landscaping which shall specify species, planting sizes, spacing and numbers of trees/shrubs to be planted (including replacement trees where appropriate). The works approved shall be carried out in the first planting and seeding seasons following the first occupation of the building(s) or when the use hereby permitted is commenced. In addition, a maintenance programme detailing all operations to be carried out in order to allow successful establishment of planting, shall be submitted to and approved in writing by the Local Planning Authority before development commences. Any trees or plants which, within a period of 5 years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, to be agreed in writing by the Local Planning Authority. REASON: Details are required prior to commencement because inadequate information has been submitted with the application. To improve the appearance of the site in the interests of visual amenity in accordance with Saved Policies E1 (ii) and E6 of the Basingstoke and Deane Borough Local Plan 1996-2011.

5 The living accommodation to be provided to the rear of the double garage hereby permitted shall not be occupied at any time other than for purposes ancillary to the residential use of the dwelling known as Nut Trees. REASON: The site is in an area where new dwellings are not normally permitted in accordance with the advice contained within the National Planning Policy Framework (March 2012) and Saved Policy D6 of the Basingstoke and Deane Borough Local Plan 1996-2011.

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6 The dwelling hereby permitted shall not be occupied until provision for the turning of vehicles and the parking of 4 vehicles and storage for a minimum of 2 bicycles has been made within the curtilage of that property in accordance with the approved drawings and the facilities so provided shall be retained for the purpose of turning and parking of vehicles and storage of bicycles, unless otherwise agreed in writing by the Local Planning Authority. REASON: In the interests of highway safety and in accordance with Saved Policies E1 and A1 of the Basingstoke and Deane Borough Local Plan 1996 - 2011

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:

REASON: To ensure that the construction process is undertaken in a safe and convenient manner that limits impact on local roads and the amenities of nearby occupiers, the area generally and in the interests of highway safety and in accordance with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

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

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 0800 nor after 1730 Monday to Friday, before the hours of 0830 nor after 1230 Saturdays nor on

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

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.

1.3 The applicant's attention is drawn to the fact that the Local Planning Authority has a period of up to eight weeks to determine details submitted in respect of a condition or limitation attached to a grant of planning permission. It is likely that in most cases the determination period will be shorter than eight weeks, however, the applicant is advised to schedule this time period into any programme of works. A fee will be required for requests for discharge of any consent, agreement, or approval required by a planning condition. The fee chargeable is £97 per request or £28 where the related permission was for extending or altering a dwelling house or other development in the curtilage of a dwelling house. A fee is payable for each submission made regardless of the number of conditions for which approval is sought. Requests must be made using the standard application form (available online) or set out in writing clearly identifying the relevant planning application and condition(s) which they are seeking approval for.

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

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.

3. If at any time during the proposed works bats, or signs of bats, are found then all works must stop and advice should be sought from Natural England before any further work on the buildings proceeds. All bats and their roost sites are protected

121 of 125 under the Wildlife and Countryside Act 1981 and the Conservation of Habitats and Species Regulations 2010 from disturbance and harm.

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15/03813/FUL

Location Plan

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15/03813/FUL

Proposed Block Plan

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15/03813/FUL

Proposed Elevations

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