6 December 2017 Item No. 1 Application No

Minor

Cttee: 6 December Item No. 1 2017

Application no: 16/03557/FUL For Details and Plans Click Here

Site Address Lower Link Farm Lower Link St Mary Bourne Andover Proposal Erection of single storey extension on the northern elevation of the main building to provide additional floor space for the processing of salad products (rather than as a storage area as approved under BDB/69802); use of new detached building for storage (rather than as a work shop as approved and constructed under BDB/69802); erection of extension to existing plant room on the western elevation of main building and new and relocated plant and equipment; new and replacement lighting; and hard and soft landscaping improvements

Registered: 26 September 2016 Expiry Date: 8 December 2017 Type of Application: Full Planning Case Officer: Nicola Williams Application 01256 845451 Applicant: Vitacress Salads Ltd Agent: Mr Andy Blaxland Ward: Whitchurch Ward Member(s): Cllr Keith Watts Cllr Chloe Ashfield

Parish: HURSTBOURNE OS Grid Reference: 442965 149202 PRIORS CP

Recommendation: The applicant be invited to enter into a legal agreement (in accordance with the Community Infrastructure Levy Regulations 2010 and Policies CN6 and CN9 of the Basingstoke and Deane Local Plan 2011-2029) between the applicant and the Borough and County Councils to secure:

 Heavy Goods Vehicle Route Management Strategy  Delivery and Servicing Plan  Staff Travel Plan

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

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

Reasons for Approval

1. Given the established agricultural/industrial use on the site, and the business case for the proposed development, the proposal would enable the continued sustainability of the business, thereby complying with National Planning Policy Framework (March 2012) and Policy EP4 of the Basingstoke and Deane Local Plan 2011-2029.

2. The proposed development is appropriate in scale, layout, materials and external appearance and would respect the local environment. The proposal would therefore comply with the National Planning Policy Framework (March 2012), Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policies P5 and P7 of the emerging St Mary Bourne Neighbourhood Plan 2016-2029.

3. The proposed development would not result in adverse traffic impacts and 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), Policies EP4, CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy P5 of the emerging St Mary Bourne Neighbourhood Plan 2016- 2029.

4. The proposed development would not result in any adverse impact on the water environment, biodiversity, nature conservation and flood risk, thereby complying with the National Planning Policy Framework (March 2012), Policies EP4, EM4, EM6 and EM7 of the Basingstoke and Deane Local Plan 2011-2029 and Policy P5 of the emerging St Mary Bourne Neighbourhood Plan 2016-2029.

5. The proposed development would not adversely affect the significance of the adjacent Hurstbourne Priors and St Mary Bourne Conservation Areas, which are designated heritage assets, and as such would comply with the National Planning Policy Framework (March 2012), Policy EM11 of the Basingstoke and Deane Local Plan 2011- 2029, and Policy P5 of the emerging St Mary Bourne Neighbourhood Plan 2016-2029.

6. The proposal would not result in any adverse impact on amenity in terms of noise, vibration, air quality or light pollution, and would therefore accord with the National Planning Policy Framework (March 2012), Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029, and Policies P5 and P7 of the emerging St Mary Bourne Neighbourhood Plan 2016-2029.

7. Given the sites location within the North Wessex Downs Area of Area of Outstanding Natural Beauty (AONB), the proposal would be sympathetic to the landscape character and visual amenity of the area, and as such would comply with the National Planning Policy Framework (March 2012), Policy EM1 of the Basingstoke and Deane Local Plan 2011-2029 and the provisions of the AONB Management Plan, and Policies P5 and P7 of the emerging St Mary Bourne Neighbourhood Plan 2016-2029.

General comments

This application comes to the Development Control committee as the Planning and Development Manager has chosen not to use delegated powers in this case in light of the planning history of the site.

An addendum to the Environment Statement received on 8th August 2017 relating to invertebrate monitoring results of the Eastern and Western channels of the Bourne Rivulet. The Council re-consulted on the additional and revised information on 10th and 11th August 2017.

Planning Policy

The site is outside a Settlement Policy Boundary and in a countryside location. It is also within the North Wessex Downs Area of Area of Outstanding Natural Beauty (AONB), lies within Flood Zones 2 and 3 and adjoins the St Mary Bourne Conservation Area. Along the northern boundary runs Public footpath No.2. National Planning Policy Framework (NPPF) (March 2012)

Achieving Sustainable Development Section 1 – Building a strong, competitive economy Section 3 – Supporting a prosperous rural economy Section 4 - Promoting sustainable transport 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

National Planning Practice Guidance (NPPG)

Basingstoke and Deane Local Plan 20111- 2029

Policy SD1 - Presumption on Favour of Sustainable Development Policy SS5 – Neighbourhood Planning Policy CN6 – Infrastructure Policy CN9 - Transport Policy EM1 - Landscape Policy EM4 - Biodiversity, Geodiversity and Nature Conservation Policy EM6 - Water Quality Policy EM7 - Managing Flood Risk Policy EM9 - Sustainable Water Use Policy EM10 - Delivering High Quality Design Policy EM11 – The Historic Environment Policy EM12 - Pollution Policy EP1 – Economic Growth and Investment Policy EP4 – Rural Economy

St Mary Bourne Neighbourhood Plan

Policy P5 – Environmental Factors Policy P7 – Design Requirements

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

Appendix 4 Design and Sustainability SPD `Conservation Areas` Appendix 5 Design and Sustainability SPD 'Construction Statements' Appendix 6 Design and Sustainability SPD 'Storage and Collection of Waste and Recycling' Appendix 6 Design and Sustainability SPD `Industrial Development` Appendix 14 Design and Sustainability SPD `Countryside Design Summary* Hampshire Parking Standards Landscape Character Assessment SPG Landscape and Biodiversity SPD S106 Planning Obligations and Community Infrastructure Interim Planning Guidance Note (July 2005, updated April 2015) St Mary Bourne Village Design Statement St Mary Bourne Conservation Area Appraisal Hurstbourne Priors Conservation Area Appraisal

Other material documents

 Hampshire Minerals and Waste Plan (2014)  The Community Infrastructure Levy Regulations 2010 (Revised 2015)  Interim Green Space Standards (Adopted July 2013)  Strategic Housing Market Assessment (2015)  Wildlife and Countryside Act 1981 (as amended)  Conservation (Natural Habitats, &c.) Species Regulations 2010 (as amended)  Natural Environment and Rural Communities (NERC) Act (2006)  Guidance note for developers and consultants – Noise assessments and reports for planning applications (2010)  Hampshire County Council's Developers' Contribution towards Children's Services Facilities.  Planning (Listed Buildings and Conservation Areas) Act 1990

Description of Site

The application site comprises 9.29ha of land within an irregularly shaped parcel positioned parallel to the A34 embankment which forms the western boundary. To the east of the site, the land extends parallel to Bloswood Lane and wraps around the curtilages of Manor Farm Cottages then continues south through the existing agricultural courtyard to sit contiguous with land presently undergoing construction for 83 dwellings granted under reference BDB/77828 (Phase 1). Towards the south of the site the land then sits adjacent to the western boundary of Park View and Whitchurch Cemetery with the southern apex adjoining Lych Gate.

The site is presently greenfield and laid as pasture with vehicular access provided to the north from Bloswood Lane extending in a south west direction through Manor Farm with this route additionally forming Public Right of Way 14. A further Public Right of Way (PROW 15) additionally crosses the site entering from the neighbouring Phase 1 and continuing in a northwest direction connecting to PROW 14 at the western boundary at the embankment of the A34. The PROW then extends under the A34 and into the countryside beyond.

The site is not located within the Conservation Area for Whitchurch but is located in proximity to the Grade II Listed Manor Farmhouse and its associated listed Granary. The site lies within Flood Zone 1 based on the Environment Agency Mapping and whilst the site is not subject to any ecological designations, it is located within the North Wessex Downs Area of Outstanding Natural Beauty.

Proposal

The application site forms part of part of a 12.5ha allocated site for residential development which is earmarked to deliver approximately 150 dwellings, 83 of which are presently under construction (Phase 1). This outline application seeks to form Phase 2 of the allocation site across 9.29 hectares establishing the principle of residential development for up to 90 dwellings with the only matter for consideration being access.

The outline application sets out that the land would be divided into two parcels. The eastern parcel of 2.9ha is earmarked to contain the new built form with the remainder of the land providing 6.4ha of public open space. This area of open space is to extend the full length of the site parallel to the embankment to the A34 joining Bloswood Lane to the north to Lych Gate to the south. It is proposed that the principle access into Phase 2 would be via a continuation of the vehicular access serving Phase 1 which connects to Bloswood Lane. A secondary access is additionally proposed to the north of the site with an upgrade of the access serving Manor Farm. This would require the extinguishment of part of PROW 14 which extends along this route. A further pedestrian only link is proposed through Phase 1 to continue the route of PROW 15 into and through Phase 2.

Supporting information accompanying the application details that the development would provide a mix of two storey housing of 2, 3 and 4 bed houses with 1 and 2 bed flats with 40% of the total quantum being affordable housing and with parking to meet the Council’s Parking Standards. It is indicated that the area of public open space would provide a kick about area, a Locally Equipped Area for Play (LEAP) and buffer landscaping.

Supporting information

The application as submitted was accompanied by the following documents:

 Planning Statement  Design and Access Statement  Transport Assessment and Framework Travel Plan  Noise Assessment  Flood Risk Assessment & Drainage Strategy  Tree Survey  Statement of Community Involvement  Phase 1 Land Contamination Assessment  Archaeological Desk Based Assessment  Minerals Statement  Biodiversity Survey; and  Landscape and Visual Impact Assessment.

Amendments

The application has been amended twice since its original submission reducing the number of units from the originally proposed figure of 112 down to 100 and then further reduced to 90 with removal of three storeys units which were initially proposed. Access arrangements have also been altered with the development now proposing the continuation of the existing vehicular access through Phase 1 to provide the principle route into the site which had originally been omitted from the proposal. Amended plans have been received to reflect the changes to the overall scheme and to further detail the intended access arrangements as requested by Hampshire County Council Highways.

Consultations

Councillor Watts: –

Final comments

I withdraw my Objection to application 17/00148/OUT in the knowledge that it has been amended to an application for up to 90 homes although I cannot see that amendment on the planning website.

This site is part of the larger site covered by a policy in the Adopted Local Plan allocating 150 new homes. The Inspector amended the Local Plan to say “a minimum of” in various places With this application the total allocation for that policy will be 173 new homes. Given that this decision will follow the failure to obtain a rural exception site for 25 new homes outside the

Settlement Policy Boundary and before adoption of the Local Plan I cannot challenge the revised number of 173.

Of course the firm policy of providing 40% affordable homes must apply to this site.

I applaud the proposed treatment of the footpaths and landscape and look forward to seeing details when the reserved matters are considered.

I welcome the integration of the access road currently being constructed, namely Richard Adams Way, as the main thoroughfare through the combined development. I note that a pedestrian and cycle access is proposed to and from Park View; I remain concerned that the option of adapting that for vehicles is not physically closed and will take a close interest in that at the reserved matters stage.

Initial comments

Although Whitchurch Town Council’s comment appear on the website I cannot see the Highways Officer’s comments. As time goes on I feel the need to formally object to the arrangements for vehicular to the development as illustrated in the application documents.

I object to the segregation of the vehicular access to this site from the road currently being constructed for the adjacent development, also by Bewley Homes. This envisages access to 122 dwellings via a single entrance/exit by Manor Farm near the junction of Bloswood Lane with Caesars Way. These developments are part of a single housing policy in the Adopted Local Plan. It has always been assumed that traffic provision would be integrated, eastward traffic using the junction at the eastern end of the site, westward traffic to the west.

As far as pedestrian access is concerned, this development benefits from two existing public rights of way. The new development being currently developed is attractively designed so that the public pathway is routed along a “greenway” as is appropriate for a path in an Area of Outstanding Beauty. I object to the proposal in this application that would route the path next through a car park. There is a precedent in Whitchurch (viz. Lynch Hill Park) for two cul-de-sacs to be combined into a through road after developments have been completed and the houses occupied. There is a potential for that in the design submitted with this application. The proposed new road along the development ends at the boundary with Park View is exactly aligned with the road beside the children‘s play space, creating a new vehicular access. Before I could support this application I would want to see that option closed by realignment of the roads or houses.

Whitchurch Town Council: Final comments

“Whitchurch Town Council upholds its previous OBJECTION to the above application despite the amended plans.”

Interim comments

“Whitchurch Town Council wishes to reiterate and uphold its previous OBJECTION to this application, namely:  The proposed development significantly exceeds the town’s requirement for affordable housing by three times.  Local infrastructure is already under pressure from developments in progress. There will be increased congestion at the single-track railway bridge tunnel on Bloswood Lane and increased traffic in Bell Street, Wells Lane and Evingar Road.  Services are insufficient for the current population and will struggle to cope with the developments already approved.  The current expansion of the schools does not take into account the 100 homes at the Winchester Road development, let alone this proposed further large development.  There is insufficient capacity in the waste water pipes to take the developments already approved, let alone another 112 houses.  This development is above and beyond the number of houses Whitchurch is mandated to take, for which provision in excess of the requirement has already been made  Following extensive consultation over the Whitchurch Neighbourhood Plan, survey results show the community does not support the idea of a number of large developments.”

Initial comments

“Whitchurch Town Council RAISES OBJECTION to the above application for the following reasons:  The proposed development significantly exceeds the town’s requirement for affordable housing by three times  Local infrastructure is already under pressure from developments in progress. There will be increased congestion at the single-track railway bridge tunnel on Bloswood Lane and increased traffic in Bell Street, Wells Lane and Evingar Road  Services are insufficient for the current population and will struggle to cope with the developments already approved  The current expansion of the schools does not take into account the 100 homes at the Winchester Road development, let alone this proposed further large development  There is insufficient capacity in the waste water pipes to take the developments already approved, let alone another 112 houses.  This development is above and beyond the number of houses Whitchurch is mandated to take, for which provision in excess of the requirement has already been made  Following extensive consultation over the Whitchurch Neighbourhood Plan, survey results show the community does not support the idea of a number of large developments.

Planning Policy Team: - No objection.

Landscape: - No objection to the principle of development but concerns raised to aspects of the proposed site layout.

Conservation: - No objection.

Urban Design: - No objection subject to no objection received from Environmental Health and further information being submitted regarding securing pedestrian and cycle connections.

Environmental Health: – No objection subject to conditions with respect to land contamination. Further clarification required as to the minimum building heights to address matters of noise.

Biodiversity: – No objection subject to conditions.

Trees: – No objection subject to conditions.

Housing: - No objection subject to S106.

Parks and Open Space Officer: - No objection.

HCC Minerals and Waste: - No objection subject to condition.

HCC Highways: – No objection subject to S106 and S278 Agreements

HCC Lead Local Flood Authority: - No objection.

HCC Countryside Access: - No objection subject to S106 Agreement.

HCC Archaeology: – No objection subject to conditions.

Historic England: – No objection.

Southern Water: - No objection.

North Wessex Downs AONB Officer: - No objection.

Public Observations

Original submission - Seventeen letters were received expressing objections to the proposal on the following grounds (in summary):

Principle of development  BDB/77828 has already been approved for 83 dwellings meaning that 67 homes are required to comply with Policy SS3.6 yet the application proposes 112 dwelling bringing this to 195.  Whilst Policy SS3.6 does say “approx.” 150 homes, if 195 dwellings are to be allowed, the Policy should have said “approx. 200 homes” with a total of new homes for Whitchurch of approximately 400 and not approximately 200.  50 additional homes is a significant number given the current infrastructure.  None of the housing developments currently being built or proposed bring any value other than offering a play park which Whitchurch has many.  Housing development is occurring randomly.  Need to pay greater attention to affordable and appropriate developments for an ageing population.

Character and appearance  Visual impact to the North Wessex Downs AONB.  Impact upon street scene of Bloswood Lane.

Residential Amenity  Houses being built too close to existing properties in Park View resulting in overshadowing, overlooking and loss of privacy to windows and gardens.  Exposure of existing gardens leading to harm to the security of property.  Noise/disturbance and car lights shining into windows of existing properties at night.  Exposure of housing in close proximity to the A34.  Overdevelopment of space next to 1 Manor Farm Cottages which would be detrimental to the amenity of the existing cottages in terms of overshadowing, overlooking, loss of privacy and right to light and would create noise and disturbance.  Health dangers from building closer to the A34 due to nitrogen oxides and particulate matter from diesel fuel exhausts with these dangers not yet reflected in anti-pollution legislation.

Highways and Transport  Object to creation of vehicular access onto Bloswood Lane as it exits the town.  Adopted Plan takes access through the adjacent development which should serve the proposed extension of housing. An additional access is unnecessary and leads to an extension of the urban area, on the main road frontage beyond Manor Court.  Access is currently a farm track/public footpath in front of Manor Farm Cottages and would pose an unacceptable level of traffic in front of these properties harmful to residential amenity.  The farm track is for access to Manor Farm Cottages and the cottages have a right of access over the route. Permission should not be granted if there is no reasonable prospect of the development taking place.  Manor Farm Cottages have parking within their curtilages which is open with there being a risk of visitors to the proposed site and the open space using this parking providing potential for conflict.  Full details of the access should be provided, including a traffic impact assessment, traffic counts and possible a Safety Audit.  Whilst the site is identified for development, there is no consideration given to the issue of the access and additional traffic.  The proposed access is opposite permanently occupied on street parking meaning that vehicles would emerge into traffic approaching on the wrong side of the road with high risk of collision.  No visitor parking provided for Meadow View whereby visitors park on Bloswood Lane.  Access should be via Park View and Wells Lane to provide direct access to the B3400.  Proposed access is too close to Hartley Meadow.  Bloswood Lane is unsuitable for a substantial increase in traffic with the junction too close to Meadow View to be safe taking into account the continuing use of the access road as a farm access, vehicular accesses from existing houses as well as the access to Manor Court.  Whitchurch cannot cope with existing rush hour volumes of traffic with the town also used as a commuter point to London, with all roads meeting at a single mini-roundabout.  Number of houses in excess of the Local Plan would result in further congestion which the road network will struggle to cope with.  Whitchurch cannot take another 150+ cars, being gridlocked in rush hour with cars parked on all roads leading out of Whitchurch. Buses have to mount pavements creating safety issues particularly for parents and school children.  Railway bridge restricts traffic to a single lane already causing hold ups at busy times and makes the crossing Evingar Road to Wells Lane extremely dangerous when accessing a nursery school in Fairclose.  There is no option to widen the railway bridge.  Additional parking will be required at the railway station to accommodate those not employed locally.  Road improvements required to support the traffic to be generated from the estate.  Pavement improvements are required for pedestrians.  Irresponsible to the safety and well-being of the town to approve the development until the impact of Phase 1 is known.

Natural Environment  Concern that the land may be ‘Best and Most Versatile’ agricultural land and is protected under the NPPF.  Site is within the Impact Risk Zones of the River Test SSSI.  Harm to wildlife.  Increased landscaping to the A34 is required for wildlife friendly habitats and to buffer noise from the A34.  Green spaces should be family friendly with lighting and footpaths.  A protected hedgerow to Park View is bare in the winter leaving it open to the new development.  Shade from new housing and building works will damage hedgerows.  Mature trees will have to be felled.

Infrastructure  Concern regarding the impact to the existing community and wider infrastructure to support additional housing.  Nursery, primary and secondary schools are oversubscribed with the primary school using temporary buildings as classrooms.  Doctor’s surgery is oversubscribed.  No effort to expand the infrastructure to meet population demands (to include shops, public transport, and library).  Local shops are not supported due to difficulty in parking which is bad for business.  Residents of Whitchurch would not want developers to dig up are replace the sewage system with the months of disruption and closure of the town centre.

Other/Non-material  Absence of employment within the town.  Inaccurate plans in relation to the boundary for Manor Farm Cottages.  Traffic Assessment not written for ease of the public to understand.  Absence of an Environmental statement to support the application despite the sensitive location within the North Wessex Downs AONB and exceeding thresholds within the EIA Regulations.  Concern regarding splitting of development between two applications in relation to potential cumulative impacts.  The landowner has no right to interfere with private rights of access to Manor Farm Cottages.  Impact upon house saleability of existing properties.  Current development has resulted in rat infestations from disturbed ground.

Comments to amendments received May 2017 - Three letters received maintaining a previous objection to the proposal on the grounds of:

Principle  Attention needs to be given to more affordable and appropriate developments for an ageing population.  Objection to 100 dwellings given that Whitchurch was designed for the horse and cart.

Highways  Access/egress installed at the existing farm entrance will be likely to cause accidents and near misses. It is situated too close to the entrance into Meadow View.  Concern regarding parking for visitor parking of properties opposite the site where there is nowhere for visitors to park apart from on Bloswood Lane outside of Meadow View.  No provision for pedestrians on the proposed estate side of Bloswood Lane necessitating the crossing of a busy road near to junctions.  Residents of Bloswood Lane park on pavements as the road is not wide enough to cope with traffic flows. This impedes traffic, wheelchairs and pushchairs.  Traffic congestion has not been addressed with ‘grid lock’ at the junction with Wells Lane and Lower Evingar Road. 200 new dwellings will cause unacceptable levels of congestion.  Safety concerns regarding the road entrance conflicting with a pedestrian crossing on Bloswood Lane. Traffic entering Bloswood Lane from multiple directions (including driveways) is likely to result in increased accidents.  The amendments do not account for how to best route traffic through Whitchurch.  More houses equates to more people and children needing the busses which cannot move around White Hart corner.  Objection to the addition of a further 200 cars without significant redevelopment of Whitchurch.  Single track railway bridge cannot cope and there are already houses being built adjacent to it.  On road parking for the train station and the church would be made worse  On road parking on Bloswood Lane will have to be stopped resulting in people being unable to park outside their own houses.

Infrastructure  Inadequate capacity for schools, doctors and the drainage system to cope.  The schools will have to change in order to accommodate extra pupils.

Design  Removal of 3 storey buildings with 10% reduction in units is welcomed but appears as a token gesture rather than accounting for objections raised.  Removal of buildings adjoining and north of Manor Cottages is welcomed but there is no assurance that will be the case in the future.

Other  No attention given to comments regarding rat infestations.  Development will make a small village into a wannabe city.  There is no large supermarket and the small shops will not be sufficient to cope.  Whitchurch is famed for being a picturesque village which will be reduced from more houses.  Quality of greenspace is declining with fields used for walking through are no longer there. It will be like walking in an urban area.

Comments to amendments received July 2017 - One letter received maintaining a previous objection to the proposal on the grounds of:

 Amendment illustrates two vehicular accesses onto Bloswood Lane which is unnecessary duplication for a reduced capacity of dwellings.  Two accesses has potential to create traffic generation problems to the west of the development on Bloswood Lane where the character becomes semi-rural.  Would be of useful to know the Highway Authority’s views on the proposal given previous expressed concerns.  It seems probable that the existence of another access will become the principle point for the access and egress of vehicles.

Relevant Planning History

BDB/77828 Erection of 83 residential dwellings, including Granted 01.10.2014 affordable housing, access and associated open space, landscaping and infrastructure.

17/00183/ENSC Request for a Screening Opinion for Issued 20.03.2017 proposed development up to 112 dwellings.

Assessment

The key issues for consideration arising from this proposal comprise the need and principles of this development against the national and local planning policy context whilst having regard also to the impact upon the character and appearance of the area and landscape setting, traffic generation and highway safety, residential amenity, the natural and historic environment, and the local infrastructure.

Environmental Impact Assessment

The Town and Country Planning (Environmental Impact Assessment) Regulations 2011 (as amended) set out that Environmental Impact Assessment’s (EIA's) are needed for certain developments whereby the proposal is to have a likely significant effect on the environment. Screening is undertaken against selection criteria set out within the Regulations. An application for a Screening Request was submitted to the Council in January 2017 whereby in having regard to the development proposed, the Local Planning Authority concluded that the development would be unlikely to have significant effects by virtue of the size, scale and characteristics of the development, its location, the use of natural resources, and the production of waste, pollution and nuisances that could not otherwise be considered and addressed through the planning process. EIA was therefore deemed to not be required.

Principle of development

The Town and Country Planning Act 1990 requires that applications for planning permission must be determined in accordance with the Development Plan unless material considerations indicate otherwise. In this case the Development Plan comprises the policies of the Basingstoke and Deane Borough Local Plan 2011-2029 and the Whitchurch Neighbourhood Plan.

In accordance with the Development Plan, the site is located within the settlement policy boundary for Whitchurch whereby the delivery of housing is positively supported by Policy SS1 (Scale and Distribution of Housing) of the Local Plan. Furthermore, Policy SS3.6 allocates the land for delivery of ‘a high quality comprehensive development’ of approximately 150 dwellings whereby the quantum of housing is being delivered within two phases. The first phase comprises 83 units which were granted permission in 2014 and are currently under construction with this outline application addressing the second phase. When originally submitted, this second phase sought consent for up to 112 units which received concern regarding the quality of development that may be delivered. As such, the numbers have since been reduced to a maximum of 90 units taking the overall provision at Bloswood Lane up to 173 units.

This additional number of up to 23 units above the allocated quantum has been the subject of concern as received through the representations. However it is notable that Policy SS3.6 does not set a maximum housing limit for the site thus enabling flexibility for exceeding the approximate figure set by the planning policy within the Settlement Policy Boundary. Furthermore, with the provision being ‘up to’ 90 units, it would be for the reserved matters to confirm the final provision that the site can reasonably accommodate within a design and layout that provides for a high quality character that respects the location on the edge of the town. As such, it would be unreasonable to refuse outline planning permission on the number of units sought as a matter of principle whereby the application process has demonstrated an acceptable development. No objection is therefore raised to the principle of the development at this outline stage. The proposal therefore accords with criteria a) of Policy SS3.6 of the Local Plan.

 NPPF

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

 Sustainable Development

The Local Plan refers to Whitchurch as “one of the borough’s larger settlements” and a town which benefits from a number of key services. This recognises that Whitchurch has bus and rail links, access to the wider highway network and also both primary and secondary schools, local shops and facilities including a doctor’s surgery and library together with employment opportunities in the light industrial and service sectors. Given the size of the town together with the level of services and facilities, Whitchurch has been identified as a location to focus growth which will in turn “play a significant role in maintaining and enhancing the prosperity of the borough”. The sustainability of the town is therefore reflected in the allocation of new housing delivery across the plan period in order to meet the longer term needs of the town.

In addressing the proposed development itself under the three dimensions of sustainability, it is acknowledged that the scheme would not provide any direct form of economic development. The economic benefits would however come forward through the provision of work within the construction industry, with further ‘spin off jobs’ in services and other business from the wage spending of construction workers and supplier sourcing. There would also be spending on goods and services by occupiers of the new residential dwellings to make a dwelling ‘feel like home’ with residents also becoming consumers in the local economy. With additional Council Tax receipts and the receipt of a New Homes Bonus, the economic benefits would be long lasting.

The social aspect of sustainable development would firstly be met through the contribution made to the housing stock, including affordable housing. This is an element of social sustainability as it is providing for residents and would sit alongside new open space providing opportunities to contribute towards social recreation and well-being. The provision of new recreational land additionally sits consistent with the Government’s encouragement to promote healthy communities within the NPPF.

Finally, the development site currently comprises agricultural land which, with the exception of the field margins, has little direct environmental value in terms of biodiversity conservation. Through a comprehensive landscape management plan and provision of biodiversity enhancements, the development can perform some positive benefits. The location close to the town centre would also reduce the need for travel further afield for day-to-day requirements. The impact on the landscape with regard to landscape character and visual amenity, nature conservation, flooding and drainage is addressed further within the report below.

Affordable Housing

Policy CN1 of the Local Plan requires the provision of 40% affordable housing as part of new residential development with a tenure split of 70% rented and 30% intermediate products. The Whitchurch Neighbourhood Plan Policy HD2 also requires that the occupancy of new affordable housing should prioritise households with a local connection with the Parish as defined by the BDBC Housing Allocations Scheme. The proposal intends to provide a quantum of affordable housing with tenures to accord with the policy requirements which is to be secured within the S106 agreement.

At this outline stage, the mix of unit sizes is not known whereby this detail would come forward at a reserved matters stage. Notwithstanding this, supporting documents to the planning application do state that ‘a suitable mix of units’ would be provided to meet a local need which would be of the required tenure mix of Rented and Intermediate Affordable Housing. It is also intended that the S106 agreement would require the integration of the affordable homes (in clusters) with private market dwellings and commitments that the external design approach will achieve ‘tenure blind’ objectives ensuring that it is not possible to discern market from affordable homes. This requirement would also ensure accordance with Policy HD1 of the Whitchurch Neighbourhood Plan that requires good integration of affordable housing within new sites. It would be for the reserved matters stage to secure the final siting and distribution of affordable dwellings whereby this information has not been provided for consideration at this outline stage.

Policy HD2 of the Whitchurch Neighbourhood Plan requires that the occupancy of affordable homes should be prioritised for households with a location connection with Whitchurch as defined by the BDBC Housing Allocations Scheme. This requirement is to be secured within the S106 agreement which will also address matters of delivery, occupation and nomination requirements ensuring that affordable dwellings will be for households in housing need as nominated by the Council (or a body approved by the Council) and will be occupied by households with a local connection. At this outline stage, Policy CN1 of the Local Plan and HD2 of the Whitchurch Neighbourhood Plan are considered to have been met.

Housing Mix

Policy CN3 requires developments for market housing to provide a range of house types and sizes to address local requirements, with the mix to be appropriate to the size, location, density and character of the site and surrounding area. The policy also requires that the mix is to be supported by evidence to justify the proposed housing mix, with supporting text stating this is to be based on an assessment of “a range of sources of housing evidence” such as the Strategic Housing Market Assessment (SHMA), and the Rural Housing Survey. This policy sits in conjunction with Policy HD1 of the Whitchurch Neighbourhood Plan that requires the mix of housing to be justified with consideration to also be given to older persons’ housing.

At this outline stage, supporting information to the application indicates that the site will provide a mix of 1 – 4 bedroom units in a range of flats and houses. No details have been provided of the intended mix of properties following an overall reduction of properties from 112 to 90 units. It would therefore be expected that any reserved matters application would evidence the mix of units proposed demonstrating that this mix has been determined according to the local requirements. In this regard, the Housing Needs Survey and the SHMA highlight the greatest need for one, two and three bedroom units with a lower proportion of four bedrooms or larger units being required in the future respectively.

Accessible and Adaptable Homes

Policies CN1 and CN3 requires provision of 15% of both affordable and market homes on site to be ‘accessible and adaptable’ to enable people to stay in their homes as their needs change. In the absence of any such units (of either description) being illustrated within the application submission, such provision is to be secured via a planning condition.

Loss of Agricultural Land

Concern has been raised through the representations to the loss of the 9.29 hectares of agricultural land. Through the Agricultural Land Classification System (ALC) held by Natural England, the land is identified as Grade 3 with this grading sitting at a strategic level only as opposed to determining any site specific use.

The NPPF (para 112) requires Local Planning Authorities to ‘take into account the economic and other benefits of the best and most versatile land (BMV)’ and that where ‘significant development of agricultural land is demonstrated to be necessary, local planning authorities should seek to use areas of poorer quality land in preference to that of a higher quality’. The emphasis of Government is clear that BMV agricultural land (i.e. grades 1 – 3a) ‘should’ be avoided as a preference but does not place any absolute prohibition on the use of BMV agricultural land. This recognises the strategic need to increase housing supply for which greenfield development is expected to be developed, and indeed advocated within the Local Plan through the allocation of this site.

The loss of good quality agricultural land is notable particularly in the immediate visual and physical context, however there is no definition in the NPPF of what constitutes ‘significant development’ for the purposes of paragraph 112. Therefore whilst the proposal is a major development as categorised by the Town and Country Planning (Development Management Procedure) (England) Order 2015, the loss of this land is not deemed ‘significant’ when viewed against the context of available agricultural land in the wider landscape. In the absence of suitable and alternative sites (to include brownfield land) within Whitchurch to accommodate future housing delivery, it is considered reasonable to accept the loss of this parcel of agricultural land to accommodate the proposed development.

Minerals Safeguarding

The site has been identified as having an underlying resource of sand and gravel and is therefore located within a mineral safeguarding area as defined by the Hampshire County Council Minerals and Waste Plan. Policy 15 (Safeguarding mineral resources) seeks to protect potentially economical viable mineral resource deposits from sterilisation and seeks to recover, where possible, potential viable mineral resources prior to development. The sterilisation of land that has a potential mineral resource is a material consideration whereby the NPPF identifies that minerals are essential to support sustainable economic growth providing the materials to facilitate construction of infrastructure, buildings, energy and goods.

The application has been accompanied by a Minerals Statement which indicates that the site contains only a small area of sand and gravel at an accessible depth due to an underground aquifer. The estimated volume of commercial mineral reserve represents approximately 0.1% of the total County safeguarded sand and gravel deposits and less than 12 months production from a very small quarry. As such the Minerals Statement contends that it is not economically viable to extract this small level of mineral reserve. The conclusions of the Minerals Statement have been accepted by HCC Minerals and Waste team however a request has been received to still ‘encourage full consideration’ of incidental mineral extraction of the safeguarded resource at the site. For example opportunities may lie in the recovery of mineral deposits uncovered during preparation and construction phases through excavation of footings or utility trenches which could be used on site to reduce inbound materials for construction or be exported to a local mineral operator.

HCC Minerals and Waste have requested that such ‘encouragement’ be secured through a planning condition requiring a Construction Management Plan or Statement to outline a method for ensuring that minerals that can be viably recovered during the development operations are put to beneficial use. In considering this request, it is notable that the developer has already indicated that such extraction is not viable, which is consistent with the view of HCC expressed for Phase 1 under BDB/77828. With no such request for further ‘encouragement’ made for Phase 1, it is not considered reasonable or necessary to make the development acceptable in planning terms to secure this for Phase 2 therefore the ‘encouragement’ requested by HCC is to be added as an informative only.

Impact on the character of the area and landscape setting

The NPPF states that planning should "always seek to secure high quality design" and attaches "great importance to the design of the building environment" (paragraph 56). Locally, Policies EM1 and EM10 of the Local Plan advocate a high quality and robust design-led approach which positively contributes and responds to the character of an area as well as having regard to visual amenity and scenic quality. In addition, Policy SS3.6 (criteria c) requires that the development responds positively to landscape characteristics of the area providing an appropriate edge to the town.

The site presently comprises greenfield land positioned within the South Test Down landscape character area as set out within the BDBC Landscape Assessment. This recognises that the landscape character is derived from rolling chalkland containing patterns of farmland, woodland, hedgerows and trees which is largely unspoilt and rural in appearance. However the location of the site additionally has a close relationship to the town as it transitions from a rural to urban character with the introduction of built influences, predominately residential units set fronting onto Bloswood Lane or accessed from this highway. Bloswood Lane itself is characterised by residential properties of varying character, design, and arrangements of mainly detached and semi-detached units with a small number of terraces, with properties mainly two storeys in height with a small number of bungalows to the north. The design of the dwellings reflect the period of construction with there being no overriding architectural form.

The development of the site would have an immediate and permanent impact upon the local landscape as an inevitable consequence of the development, although the built element would be contained to the east of the site with the open space beyond providing a ‘green’ backdrop towards the A34. Whilst the development would further continue the suburban character along Bloswood Lane with the extension of the built form towards the A34 embankment, such change has however already been accepted in principle by virtue of the site allocation within the Local Plan and the grant of planning permission for Phase 1. As such the Landscape Officer has raised no objection to the principle of the development, albeit raising concerns to the sketch layout which is not a matter for consideration at this outline stage.

 North Wessex Downs Area of Outstanding Natural Beauty (AONB)

The undulating topography of the site and the location to the periphery of the town does provide both short and long views across the landscape and equally there are views gained of the site from surrounding wider public vantage points. This includes from the North Wessex Downs Area of Outstanding Natural Beauty (AONB) whereby the site itself falls within the boundary to this designated landscape, albeit to the edge of the designated area, which is already intruded upon by the A34.

The NPPF (para 116) addresses development within this designated landscape stating that AONB’s are afforded the highest status of protection in relation to landscape and scenic beauty and that “planning permission should be refused for major developments in these designated areas except in exceptional circumstances and where it can be demonstrated they are in the public interest” thus satisfying an exceptions test. The NPPF however provides no comprehensive definition of what constitutes ‘major development’ in AONBs with the Planning Practice Guidance establishing that this “will be a matter for the relevant decision taker, taking into account the proposal in question and the local context”. This is therefore a matter of judgement whereby account must be taken of the specific and local circumstances of the application.

In considering the relevant circumstances, case law explored when determining Phase 1 concluded that sites for up to approximately 100 houses have been deemed to be ‘relatively modest’ and not regarded as representing major development for the purposes of paragraph 116 of the NPPF. This was where no overriding harm to the special qualities of the landscape arose. Whilst this scheme exceeds 100 dwellings (both singly and cumulatively with Phase 1) having regard to the PPG, the total quantum of housing would not be disproportionately significant in relation to the wider context of Whitchurch which is described in the Local Plan as ‘one of the borough’s larger settlements’. Furthermore, the allocation of the site for development within the Local Plan would have also given consideration to the landscape impact upon the AONB as a material consideration with the impact deemed to be confined to an area local to the site itself. On this basis, it is reasonable to conclude that the proposed development would not constitute ‘major development’ within the context of the AONB and therefore it is considered not necessary to apply an exceptions test.

Notwithstanding this conclusion, it is however still relevant to give full consideration to the impact of the development on the landscape character and scenic beauty of this specially designated location, acknowledging also the cumulative impact of the development site as a whole. In this regard, the site is located within immediate proximity to the A34 which is a significant detracting factor within this sensitive landscape. To the east, the site sits contiguous with existing development and therefore has a closer relationship with, and is influenced by, the built development of the town than that of the wider AONB. Therefore whilst the site provides a contribution to the sensitive location, the visual barrier presented by the A34 embankment significantly limits the overall visual impact of the site upon the wider AONB. As such it is not considered that the principle of developing the site would result in the harmful erosion of the landscape and scenic qualities of the AONB or set an unwelcome precedent for residential sprawl into the countryside beyond. The proposal is therefore considered at this outline stage to accord with Policies SS3.6 (criteria c) and EM1 of the Local Plan and LD2 of the Whitchurch Neighbourhood Plan.

Design Principles

Policy SS3.6 (criteria b) of the Local Plan which requires the development at Bloswood Lane to be of high quality and character that ‘respects locally distinctive features of Whitchurch and its location on the edge of the town’. This requirement is also supported by Policy EM10 of the Local Plan and Policy GD1 of the Whitchurch Neighbourhood Plan which requires development to be informed by the local context in terms of design and siting in order to contribute towards local distinctiveness and be visually attractive and have regard to the Whitchurch Design Statement in the planning process to inform appropriate built development respectively.

The application has been submitted in outline with matters of layout, scale and appearance reserved for later consideration. Whilst an ‘sketch site layout’ has been provided at this stage, this is not afforded any weight in the determination of the application but simply demonstrates that the quantum of housing proposed could be accommodated on the site and form a comprehensive continuation of Phase 1. It has been indicated that the residential development would be positioned to the east of the site thus containing the built form and therefore providing a belt of open space extending north to south parallel to the A34 embankment. No objection has been raised from the Urban Design and Parks and Open Spaces Officers to the proposal at this outline stage whereby it would be for the reserved matters to address the detailed design.

 Layout

The sketch site layout and the Design and Access Statement (DAS) give an indication of an approach to the development of the site whereby the residential element would be provided at a net density of approximately 30 dwellings per hectare and positioned to the east of the site to enable a visual and physical connection to Phase 1.

The sketch site layout suggests that the dwellings would be provided in perimeter blocks enabling the creation of a legible pattern of residential development and a good level of permeability through the site. The DAS recognises that there is a need to provide an effective transition between the town and the countryside and to create an attractive neighbourhood for residents. The built form has to additionally function as noise attenuation from the A34, therefore it is envisaged that street scenes to the west of the site would be tighter, whilst also serving to provide a frontage onto the open space generating good natural surveillance.

Connections would be provided through the site for all modes of transport with pedestrian links through the open space to the countryside beyond. The layout is intended to provide a spine road with space for planting with properties fronting onto this road having deeper gardens to reflect the edge of settlement location. A hierarchy will then be given to the remaining vehicular routes within the site with curtilage parking.

 Scale and Appearance

The Design and Access Statement suggests that there has been recognition of the scale and appearance of development in the local area with an intention to be consistent with the local character and context. It is suggested that the properties would extend to a maximum two storeys in height and, together with a mix of house types and plot arrangements in detached, semi-detached and terraced forms, would provide visual interest. This interest would be further facilitated by intermixing the form and design of properties, including character buildings at intersections, and with use of detailing, materials, varied roof eaves and ridge heights.

The external appearance of the properties will be provided at a reserved matters stage although an intention has been expressed to produce a high quality scheme. It will therefore be necessary for any final designs to carefully consider the detailing within the properties, for instance with the inclusion of chimneys to add interest to the roof scape and detailing about windows and doors with use of cills and headers and recesses. This attention to detail will additionally need to extend into the palette of materials with use of good quality materials that are of a type, colour and texture commensurate with the area. The consideration to detail should additionally extend to the form and materials used within boundary treatments and incidental buildings such as garages to ensure the overall site has a cohesive appearance drawing reference to the Whitchurch Design Statement as secured by Policy GD1 of the Neighbourhood Plan. At this outline stage and in the absence of final details, the proposal accords with Policy SS3 and Policy EM10 of the Local Plan.

Residential Amenity

Policy EM10 (b) of the Local Plan gives consideration to providing a high quality of amenity for the occupants of new development as well as neighbouring properties with respect to issues such as overlooking and light. The application site has a relationship to existing dwellings to the north and east of the site at Manor Farm Cottages and Park View and to properties under construction at Phase 1.

Representations to the application have raised objections regarding the impact of the proposal upon residential amenity having regard to the sketch site layout. This application is however in outline therefore no weight can be given to the sketch site layout. In the absence of the final layout being known, it would be unreasonable to refuse outline permission on matters of privacy and overshadowing whereby no direct adverse harm can be evidenced at this stage.

In the event that outline permission is granted, the Local Planning Authority would retain the ability to influence and determine the acceptability of the relationships between the existing and proposed development via any Reserved Matters application. This would additionally include giving consideration to the internal layout of the development to ensure that the proposed properties in turn are provided with appropriate amenity through minimum garden depths and sizes and relationships as set out within the Residential Amenity Design Guidance and to ensure accordance with Policy EM10.

 Noise and disturbance

Policy EM10 also gives consideration to avoiding noise impacts which would harm living and working conditions or the enjoyment of the built and natural environment. This sits in conjunction with Policy SS3.6 (criteria j) and Policy EM12 which ensures that no detrimental impacts upon quality of life are likely to arise which cannot be adequately mitigated.

Locally, the site is not divorced from a level of background noise which is particularly influenced by the A34 to the west, but also by noise generated from traffic along Bloswood Lane and activities at existing properties in the vicinity of the site, with further housing under construction. It is accepted that there would be additional background noise generated by virtue of increasing the number of dwellings within this part of the town, however this is not considered to be at such a level to result in significant adverse harm to human health of occupiers of existing properties or the natural environment to justify refusal of planning permission on this allocated site. It is nonetheless considered reasonable and necessary to impose conditions to restrict hours of construction and for deliveries to respect the amenities of residents in the vicinity of the site during the construction phase.

In considering the amenity of proposed residents, having regard in particular to the relationship to the A34, the application was accompanied by an assessment of noise to demonstrate that the proposed dwellings would receive an acceptable living environment. This was further updated following amendments to reduce the scale of the development in terms of the envisaged physical height (i.e. removal of three storey buildings) and the overall number of dwellings indicating that sufficient noise attenuation could still be achieved. In response, Environmental Health requested further information regarding building heights and noise attenuation whereby details would be provided at a reserved matters stage when a site layout is finalised. Such conditions are considered reasonable to ensure that appropriate consideration is given to achieving acceptable internal and external living environments at the reserved matters stage. The proposal at this outline stage is therefore considered to accord with policies EM10 and EM12 of the Local Plan addressing matters of noise.

Highways and Parking

Policy CN9 (Transport) requires that highway movements are not of an inappropriate type or level as to compromise highway safety with safe and convenient access for potential users and with a compatible on site layout with appropriate parking and serving provision. The need for appropriate parking is additionally reflected within Policy EM10 with respect to ensuring that the amount, design, layout and location accords with parking standards. Further consideration is given to the impact of the development upon the highway network within Policy SS3.6 of the Local Plan and also within Policy TR1 of the Whitchurch Neighbourhood Plan.

 Traffic generation

The generation of additional traffic within the town has been the subject of objection to this application notwithstanding the allocation of the site within the Local Plan, whereby additional traffic from the site has been envisaged and accepted at the plan-making stage. The planning application has nevertheless been accompanied by a Transport Assessment and a subsequent Addendum to set out the likely significant effects in terms of access and transportation from the quantum of development proposed. This also has consideration to impacts to the local and wider highway network, road and junction capacities and the ability to serve the site through alternative modes of transport to the car.

It is therefore acknowledged that the development would create increases in volumes of traffic from the construction phase onwards. Once operational, the nature of the traffic volumes and types would change and it has been determined that the proposals would generate an effect upon the magnitude of traffic, but with no material impact upon the roads and junctions local to the site as to exacerbate any existing road safety problems. Therefore in the absence of overriding adverse harm to the highway network being evidenced, and with no objection from Hampshire County Council as the Highway Authority, the development accords with Policy CN9 of the Local Plan.

 Highway improvements

Policy SS3.6 (criteria e) requires the development to provide ‘measures to mitigate the impact of development on the local road network including improvements to the junctions within the Town Centre and to Bloswood Lane and Bell Street’. No physical junction improvements have been promoted through this application for Phase 2 to the cited junctions and consultation with Hampshire County Council as the relevant authority, has not required the securing of physical works. Notwithstanding this, the delivery of the site in two phases has provided opportunity to secure financial contributions to local highway network improvements at each stage. For Phase 1, monies were secured towards works ‘in the vicinity of the site or within the B3400 corridor’ and whilst no specific infrastructure project was cited within the S106, the monies are secured for improvements within Whitchurch and remain extant.

This application for Phase 2 similarly secures a financial contribution whereby this is would be used to improve and promote use of non-car modes of transport, specifically towards new car parking at Whitchurch Railway Station with improved pedestrian access and wider cycle improvements to enhance existing cycle routes in Whitchurch as required by Policy SS3.6 (criteria f). Therefore, whilst it is acknowledged that the provision of new houses (as allocated within the Local Plan) would generate additional traffic movements in the town, it would be unreasonable to refuse permission on highway grounds whereby both Phases 1 and 2 secure appropriate mitigation to address this impact.

 Access

The development seeks to access the site via Bloswood Lane, primarily through the existing Phase 1 bell mouth junction which sits consistent with the development envisaged for the site at the plan-making stage. This would be facilitated by the provision of a second access to the north of the site, again through a new highway junction with associated extinguishment of part of Public Right of Way 14. Details of these access points have not received objection from Hampshire County Council Highways or Countryside Access teams subject to improvements to the public rights of way network.

Opportunities for further pedestrian only links have been promoted at this outline stage connecting the site to Park View and Lych Gate however these links require agreement with third party landowners which remains to be secured. These further links are highly desirable to aid permeability. In the absence of agreements having been secured to facilitate these further links at the outline stage, it would be unreasonable to refuse permission whereby the development can continue to meet policy requirements to link to routes external in other regards.

 Parking

At this outline stage, details have not been provided of the overall quantum of parking for the site and its distribution which would be detailed within any final site layout plan. Notwithstanding this, it would be expected that the development would meet the required levels of parking as set out within the Residential Parking Standards SPD and Non- Residential Parking Standards SPG. This provision is to be secured through planning condition and therefore the proposal accords with Policies CN9 and EM10 of the Local Plan and Policy TR1 of the Whitchurch Neighbourhood Plan.

Storage and Collection of Waste and Recycling

The development would be expected to provide adequate provision for the storage of two wheeled containers and a glass collection box per dwelling together with adequate space for containers to be presented for emptying by the collection operatives. The detail of such provision would be presented at the Reserved Matters stage.

Natural Environment

 Landscaping

The development would have a permanent impact upon the landscape character of the immediate area and it will be important to ensure that a reserved matters application gives due regard to the transition that this site represents between the urban area of Whitchurch and the countryside beyond.

At this outline stage matters of landscaping are reserved however the DAS indicates that the proposal would seek ‘to respect existing site features, including areas of grassland and boundary tree belts’ as well as preserving healthy trees and hedgerows. This includes placing existing boundary vegetation within publically accessible areas to allow for future maintenance.

It is also suggested that the development would be accompanied by new planting across the whole site to include street planting (with trees and shrubs) of native species to balance the built form with the edge of settlement character within the AONB. The detail of the landscaping would be for later approval whereby it would also be necessary to ensure that the landscape proposals also account for utility requirements such as the positioning of street lighting and the location of drainage and services to maximise opportunities for the landscaping to mature and be retained in perpetuity. At this outline stage, the proposal accords with Policies EM1, EM10 and SS3.6 of the Local Plan and Policies LD2 and LD3 of the Whitchurch Neighbourhood Plan.

 Trees

The development site contains tree cover limited to the field margins or within adjacent residential gardens with no trees subject to any tree preservation order or afforded protection through conservation area legislation. The application has been accompanied by a tree survey and tree constraints plan which has been subject of consultation with the Tree Officer with no objection raised subject to the reserved matters application being accompanied by full arboricultural detailing which can be secured by planning condition. No objection is therefore raised at this outline stage on arboricultural grounds.

Ecology and Biodiversity Conservation

The Council has a duty under the Natural Environment and Rural Communities Act 2006 to have full regard to the purpose of conserving biodiversity which extends to being mindful of the legislation that considers protected species and their habitats and to the impact of the development upon sites designated for their ecological interest. These requirements are also reflected within the NPPF (para 118), policy SS3.6 (criteria h) and EM4 of the Local Plan and LD2 of the Whitchurch Neighbourhood Plan with an emphasis placed upon conservation and enhancement.

The site is not located within any area designated for its ecological importance with the nearest areas of interest comprising Hurstbourne Park SINC approximately 150m to the west of the site on the opposite side of the A34 and the River Test SSSI approximately 350m to the southeast. Within the site, the land does contain agricultural barns which have potential for providing habitats for bats and birds as well as species rich hedgerows and pockets of tall ruderal vegetation. The application was therefore accompanied by an Ecological Appraisal which did not record any protected species resident on site or likely to be resident. The development of the site is therefore not considered to give rise to significant harm to biodiversity or geodiversity and, subject to a conditions securing wildlife protection and future ecological enhancements, the proposal accords with the relevant policies of the Development Plan.

Conservation of the Historic Environment

The Planning (Listed Buildings and Conservation Areas) Act 1990 requires consideration of a proposal upon the setting of a heritage asset, which could comprise a listed building or conservation area. This requirement is reflected within the NPPF which requires that, when determining applications, account should be taken of the desirability of sustaining and enhancing the significance of assets. When substantial harm is considered to arise, this needs to be weighed against the public benefits. Locally, Policy EM11 refers to areas of historic or architectural interest and is relevant when considering the impact of the development upon the historic environment.

 Whitchurch Conservation Area

The site is located outside of the Whitchurch Conservation Area and is separated from the Conservation Area boundary by virtue of the development at Phase 1 and at Park View therefore ensuring that there would not be a direct impact upon the historic or architectural features of the Conservation Area. The development would therefore have less than substantial harm upon the setting of the Conservation Area and would preserve its character and appearance in accordance with the Act (1990), the NPPF and Policy EM11 of the Local Plan.

 Listed Buildings

The site has a relationship with two listed buildings, Manor Farmhouse, a Grade II listed building together with a separately-listed Granary, also Grade II. These buildings have had their setting compromised by prior development in the vicinity and the Conservation Officer has indicated that further development in proximity would be detrimental to the historic rural setting of these heritage assets. At this outline stage however, it is accepted that the allocation of the land within the Local Plan for housing has predetermined that new development is likely to occur within the vicinity of the listed buildings. It would therefore be for the reserved matters application to pay particular regard to matters of proximity and scale of new development in relation to views both towards and from the listed buildings to ensure that less than substantial harm arises upon the architectural and historic merits for which the buildings are recognised. This careful consideration also needs to extend to consider the relationship to the Grade II registered Hurstbourne Park which sits approximately 350m away.

Subsequent comments from the Conservation Officer in response to amendments to the application requested provision of cross sections of the proposed development to ascertain the harm to the heritage assets. However with matters of layout, scale and appearance being reserved, it would be inappropriate to refuse planning permission on the absence of such detail. It is reiterated that it would be for the reserved matters stage to determine whether the design of the development gives rise to substantial or less than substantial harm as to not preserve and/or enhance the character and/or appearance of the setting of the listed buildings in the public interest. It is therefore considered, at this outline stage, the development would accord with Policy EM11 of the Local Plan and with paragraph 134 of the NPPF whereby the public benefits of providing additional housing, including affordable housing outweigh any identified harm.

 Archaeology

Criteria k to Policy SS3.6 requires consideration of any important archaeological remains that may be present on the site. In this regard, the site is located within a local landscape that is reported to have a range of archaeological evidence in the vicinity of the site therefore the site has a high archaeological potential. The application has therefore been subject of consultation with the County Archaeologist who considers that it unlikely that archaeological issues will emerge as an overriding constraint to development however advises that it would be reasonable to secure a preliminary archaeological evaluation and mitigation by planning condition.

Flood Risk and Drainage

Policy EM7 of the Local Plan requires that a sequential approach is applied to account for all sources of flooding thus directing new development away from areas at highest risk or alternatively demonstrating that development is flood resilient and resistant. This requires taking advice from the Environment Agency and Lead Local Flood Authorities to ensure that risks of flooding are adequately managed.

 Fluvial Flood Risk

The Environment Agency Flood Risk Maps position the site as lying wholly within Flood Zone 1 giving the site a low risk of flooding (less than 1 in 1000 annual probability). The site has therefore not been the subject of objection on fluvial flood risk grounds and is deemed, on a sequential basis, to be an appropriate location for the development with no impact upon conveyance of fluvial flood flows or floodplain storage capacity off site.

 Groundwater and Pluvial Flooding

The site has been assessed for the potential for ground and surface water flooding with there being no records of individual groundwater flooding events on, or in proximity to the site. The site does generally have a low risk of surface water flooding; albeit an area to the eastern boundary is at high risk as recorded by the Environment Agency. As such, the supporting Flood Risk Assessment indicates that the development would be supported by a drainage system designed to so that flooding to any new or existing buildings does not occur during a 1 in 100 year rainfall event, with a 40% allowance for climate change. This would assist with minimising vulnerability and provides resilience to flooding in the future. The general principles for surface water drainage have been deemed accepted by HCC as the Lead Local Flood Authority subject to further details being submitted at a detailed design stage (i.e. reserved matters). This requirement can be secured by planning condition therefore the proposal, at this outline stage, is considered to accord with Policy EM7 of the Local Plan.

 Foul drainage

Policy SS3.6 (criteria l) of the Local Plan requires that the development provides a connection to the sewerage system of the nearest point of adequate capacity with Policy IP3 of the Neighbourhood Plan additionally giving consideration to sewerage infrastructure. The application site presently contains no public foul or surface water sewer with the nearest foul sewers running under Bloswood Lane to the north and Well’s Lane to the east. The servicing of the site proposes implementation of a piped gravity system into a new pumping station to the southern boundary whereby connection to the existing foul sewers would require agreement with Southern Water as the relevant statutory undertaker.

Southern Water have indicated that the existing system does not presently have capacity to accommodate the additional flows and has indicated that additional infrastructure would be required. Southern Water has therefore requested that a condition be attached requiring a drainage strategy for the proposed means of foul disposal be submitted for approval by the Local Planning Authority in consultation with the sewerage undertaker. Whilst such a condition is reasonable, it is not however considered to be necessary as required by the tests of the NPPF whereby Southern Water have a legal obligation under the Water Industries Act 1991 to provide developers with the right to connect to a public sewer regardless of capacity issues.

The Water Industries Act 1991 also contains safeguards to ensure that flows resulting from new development do not cause detriment to the existing public sewerage networks by imposing a duty on sewerage undertakers to take the necessary action to carry out works to accommodate such flows into their networks. The detail and adoption of the foul waste system would be secured under the Water Industry Act 1991 as the legal mechanism to connect to the local network and thus sits outside of the planning process. An informative will instead be attached to advice of the necessary contact with Southern Water. The proposal therefore accords with Policy SS3.6 of the Local Plan and Policy IP3 of the Neighbourhood Plan at this outline stage.

Broadband Connection

Policy IP2 of the Whitchurch Neighbourhood Plan requires that new developments must provide suitable ducting/infrastructure to enable broadband connections. The policy continues by requiring applications for all major developments to be accompanied by a ‘Connectivity Statement’ demonstrating compatibility with available fibre or communications infrastructure. This outline application has not been accompanied by any Connectivity Statement whereby the final details of the development are not known. As such, this requirement can be secured by planning condition to accompany any reserved matters application thus ensuring that the proposal accords with this policy requirement.

Utility Improvements

Policy IP3 of the Whitchurch Neighbourhood Plan sets out that new and improved utility infrastructure will be encouraged and supported to meet the identified needs of the community. The policy requires that, for development over certain thresholds, an Infrastructure Statement shall be prepared and submitted identifying the likely impact of the development upon local infrastructure, services and facilities and to demonstrate how such impacts would be addressed.

This application is for a development which exceeds the policy thresholds and should be accompanied by an Infrastructure Statement. This requirement will therefore also be secured by planning condition to accompany any reserved matters application thus ensuring that the proposal accords with this policy requirement and reflects the final detail of the development.

 Water Supply

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

Pollution

Policy EM12 of the Local Plan seeks to ensure that new development would not result in pollution which is detrimental to quality of life or pose unacceptable risks to health or the natural environment, giving consideration to matters affecting the quality of land, air, water or soil.

 Land Contamination

The proposed development for residential use is sensitive to the presence of contamination. Therefore in being mindful of the current use of the site for agriculture, the application was supported by an initial land contamination report to understand any potential risk of contamination to future site users, or any need for mitigation. This report has been considered by Environmental Health who have raised no objection subject to submission of a full Phase 1 Preliminary Assessment and likely Phase 2 Intrusive Investigation which can be secured via a planning conditions.

 Air Pollution

A representation to the application raised objection on the grounds of potential poor air quality to be received by future residents of the development. Air quality is a material planning consideration with the NPPF (para 124) requiring that “Planning decisions should ensure that any new development in Air Quality Management Areas is consistent with the local air quality action plan”. The application site is not located within any Air Quality Management Area and is outside of any area identified as requiring air quality monitoring by the Council. In the absence of any objections being raised by Environmental Health on air quality grounds, matters of air quality are not considered to impose any evidenced constraint to the proposed development.

Energy Efficiency

Policy EM9 of the Local Plan sets out a requirement to ensure that water resources within new development are used sustainably through the imposition of a water efficiency standard of 110 litres or less per person per day. The proposal has not been accompanied by any information demonstrating that such levels of water consumption will be achieved within the development; therefore a planning condition is to be imposed to secure this standard.

Policy SS3.6 (criteria i) additionally requires that the development incorporates and/or promotes renewable and low carbon energy technologies. No detail has been provided at this outline stage to detail how the development would accord with this requirement, with the supporting Planning Statement confirming that this will be dealt with as part of the reserved matters. A planning condition is therefore attached to the recommendation to require consideration of this criteria.

Community Engagement

The NPPF strongly encourages early community engagement advising that, where it can be demonstrated that Applicants have worked closely with those directly affected by the development, the design of the proposal should be looked upon more favourably. A supporting Statement of Community Engagement to this application has set out that the applicant held a public consultation event prior to the submission of the planning application in addition to discussing the proposal with the Neighbourhood Plan Group and Whitchurch Town Council.

Community Infrastructure Contributions

Policies of the Local Plan and Whitchurch Neighbourhood Plan and the accompanying S106 Planning Obligations and Community Infrastructure Interim Planning Guidance seek to ensure that development does not result in an adverse effect on existing infrastructure, and makes appropriate provision to mitigate documented impacts. It is therefore common to anticipate that development would by way of Obligation (legal agreement) make appropriate provision/ improvements in line with the advice provided within the NPPF. Where mitigation is sought, due consideration has been given to the tests as set out within the Community Infrastructure Levy Regulations 2015, namely that a planning obligation must be (a) necessary to make the development acceptable in planning terms; (b) directly related to the development; and (c) fairly and reasonably related in scale and kind to the development.

In having regard to the nature and location of the proposed development, a S106 agreement is in preparation at the time of reporting which recognises the need to mitigate the impact of the development upon the local area. In this regard, the S106 seeks to secure:  40% affordable housing  Contribution towards off site community facilities comprising monies towards an extension to the nursery room at Testbourne Community School.  Contribution towards expansion of Whitchurch Primary School.  Contribution towards off site sport and recreation comprising monies towards the swimming pool improvements at Testbourne Community School.  Contributions towards off site highway improvement works comprising monies towards new car parking at Whitchurch Railway Station with improved pedestrian access and wider cycle improvements to enhance existing cycle routes in Whitchurch.  Delivery of on-site open space to include kickabout space, accessible natural green space, park and on site play area.  Landscape management plan.  Provision of a Framework Travel Plan and Full Travel Plan together with approval and monitoring fees, and a Travel Plan bond  Delivery of improvements to the Public Rights of Way network.

In addition to a S106 agreement, the developer would be required to complete a S278 agreement under the Highways Act 1990 to secure off site highway works which take the form of highway works to the junction of Manor Farm to Bloswood Lane to the north of the site.

Conditions

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

 Land Use Parameter Plan – dwg no 160516/SL/PP Revision I  Proposed Access Arrangements – dwg no 5504.100 Revision A  Proposed Access Arrangements - dwg no 5504.005 Revision B  Principles Plan for the Extinguishment of a Section of Footpath 14 – dwg no 5504.101.

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

2. Details of the appearance, landscaping, layout and scale (hereinafter called "the reserved matters") shall be submitted to and approved in writing by the Local Planning Authority before any development begins and the development shall be carried out as approved. REASON: To comply with Article 4 of the Town and Country Planning (General Development Procedure) Order 2015 (or any order revoking and re-enacting that Order) and in order to secure a satisfactory development and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011 - 2029.

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

4. The development hereby permitted shall begin no later than two years from the date of approval of the last of the reserved matter to be approved. REASON: To comply with Section 92 of the Town and Country Planning Act 1990 (as amended by Section 51(2) of the Planning and Compulsory Purchase Act 2004) and to prevent an accumulation of unimplemented planning permissions.

5. Applications for the approval of reserved matters shall be accompanied by: a) a Connectivity Statement to demonstrate that the development shall provide for new broadband connections that are compatible with available fibre or communications infrastructure; and b) an Infrastructure Statement to identify the likely impact of the development upon the local infrastructure, services and facilities and to demonstrate how such impacts would be addressed and an implementation timetable. The development shall be carried out in accordance with the details submitted and approved by the Local Planning Authority unless otherwise agreed in writing. REASON: In the absence of accompanying the application, details are required to ensure that consideration is given to how the development would integrate with the local utility infrastructure in accordance with Policy SS3.6 of the Basingstoke and Deane Local Plan 2011 – 2029 and Policies IP2 and IP3 of the Whitchurch Neighbourhood Plan.

6. Any application for reserved matters shall be supported by an Arboricultural Impact Assessment prepared in accordance with the BS5837:2012 Trees in relation to design, demolition and construction and BS3998:2010 Tree Works – Recommendations. The assessment shall be based upon a comprehensive survey of all the trees on and adjacent to the site and shall demonstrate which trees are to be removed and those to be retained as appropriate giving consideration to the provision of utility services and mitigation tree and hedge planting. 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 Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011- 2029. Details are required prior to the commencement of development to ensure that appropriate safeguards for arboricultural features are built in to the layout.

7. No development or other operations shall commence on site until a Tree Protection Plan has been submitted to and approved in writing by the Local Planning Authority. The approved tree protection shall be erected prior to any site activity commencing and maintained until completion of the development. No development or other operations shall take place other than in complete accordance with the Tree Protection Plan, unless otherwise agreed in writing by the Local Planning Authority.

REASON: Details are required prior to commencement to ensure that reasonable measures are taken to safeguard protected/important landscape trees in the interests of local amenity and the enhancement of the development itself, in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.

8. No development (including demolition and site preparation) shall commence on site until a Wildlife Protection Plan to secure working procedures to reduce impacts on nesting birds and to ensure that habitats unsuitable for reptiles are maintained on site during the construction process. The Wildlife Mitigation Plan shall have regard to the measures set out within the Bioscan report entitled ‘Land South of Manor Farm, Bloswood Lane, Whitchurch, Hampshire – Ecological Appraisal (ref E1875r1v2) dated December 2016. The development shall be carried out in accordance with the details so approved, unless otherwise approved in writing by the Local Planning Authority. REASON: In the absence of being submitted to accompany the application, details are required to secure the protection of species protected under The Wildlife and Countryside Act 1981 in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.

9. No development (including demolition and site preparation) shall commence on site until an archaeological investigation of the site has been carried out in accordance with a specification first submitted to and approved by in writing the Local Planning Authority. The investigation shall be carried out in accordance with the details so approved, unless otherwise agreed in writing by the Local Planning Authority. REASON: Details are required prior to commencement because insufficient information has been submitted with the application in this regard, to allow for the recording of items of archaeological interest in accordance with the advice contained within the National Planning Policy Framework (March 2012) and Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029.

10. No development (including demolition) shall commence on site until a programme of archaeological mitigation in accordance with the approved written scheme of investigation as secured under Condition 9 has been submitted to and approved in writing by the Local Planning Authority. The programme of archaeological mitigation shall include where appropriate, details of a post-excavation assessment, specialist analysis and reports, the method of archaeological recording of archaeological remains to mitigate the impact of development and details of any publication and public engagement. The development shall be carried out in accordance with the approved details unless otherwise agreed in writing with the Local Planning Authority. REASON: Details are required prior to commencement because insufficient information has been submitted with the application in this regard to mitigate the effect of the works associated with the development upon any heritage asset and to contribute to the knowledge and understanding of our past by ensuring that information regarding these heritage assets is preserved by record for future generations in accordance with the advice contained within the National Planning Policy Framework (March 2012) and Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029.

11. Notwithstanding the details submitted, no development (including demolition) shall commence on site 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 BS10175:2011; 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 BS10175:2011- 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. The scheme must include a timetable of works and site management procedures and the nomination of a competent person to oversee the implementation of the works. The scheme must ensure that the site will not qualify as contaminated land under Part IIA of the Environmental Protection Act 1990 and if necessary proposals for future maintenance and monitoring.

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

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

REASON: In the absence of sufficient details accompanying the application, further information is required to ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance with Policy EM12 of the Basingstoke and Deane Local Plan 2011-2029.

12. No development (including demolition) shall commence on site until a site specific Construction Environmental Management Plan has been submitted to and been approved in writing by the Local Planning Authority. The plan must demonstrate the adoption and use of the best practicable means to reduce the effects of noise, vibration, dust and site lighting. The plan should include, but not be limited to: - Procedures for maintaining good public relations including complaint management, public consultation and liaison; - Arrangements for liaison with the Council’s Environmental Protection Team; - All works and ancillary operations which are audible at the site boundary, or at such other place as may be agreed with the Local Planning Authority, shall be carried out only between the following hours: 0730 Hours and 18 00 Hours on Mondays to Fridays and 08 00 and 13 00 Hours on Saturdays and; at no time on Sundays and Bank or Public Holidays; - Deliveries to and removal of plant, equipment, machinery and waste from the site must only take place within the permitted hours detailed above; - Mitigation measures as defined in BS 5528: Parts 1 and 2: 2009 Noise and Vibration Control on Construction and Open Sites shall be used to minimise noise disturbance from construction works. - Procedures for emergency deviation of the agreed working hours; - Control measures for dust and other air-borne pollutants; - Measures for controlling the use of site lighting whether required for safe working or for security purposes.

REASON: The Council encourages all contractors to be ‘Considerate Contractors’ when working in the Borough by being aware of the needs of neighbours and the environment and in the interests of residential amenity in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011 - 2029. Details are required in the absence of accompanying the planning application.

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

The Statement shall include for: i. means of direct access (temporary or permanent) to the site from the adjoining maintainable public highway; ii. the parking and turning of vehicles of site operatives and visitors off carriageway (all to be established within one week of the commencement of development); iii. loading and unloading of plant and materials away from the maintainable public highway; iv. storage of plant and materials used in constructing the development away from the maintainable public highway; v. wheel washing facilities or an explanation why they are not necessary; vi. the erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate; vii. measures to control the emission of dust and dirt during construction; viii. a scheme for recycling and disposing of waste resulting from construction work; and the management and coordination of deliveries of plant and materials and the disposing of waste resulting from construction activities so as to avoid undue interference with the operation of the public highway, particularly during the Monday to Friday AM peak (06.30 to 09.30) and PM peak (16.00 to 18.30) periods. ix. the routes to be used by construction traffic to access and egress the site so as to avoid undue interference with the safety and operation of the public highway and adjacent roads, including construction traffic holding areas both on and off the site as necessary. REASON: In the absence of details being provided to accompany the planning application, details are required to ensure that the construction process is undertaken in a safe and convenient manner that limits impact on local roads and the amenities of nearby occupiers, the area generally and in the interests of highway safety and in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029.

14. Notwithstanding the details submitted, no development (excluding demolition) above ground floor slab level shall commence on site until a Biodiversity Enhancement Plan has been submitted to and approved in writing by the Local Planning Authority. The Plan shall include plans for biodiversity mitigation and enhancement schemes and incorporate the mitigation and enhancement measures set out within the Bioscan report entitled ‘Land South of Manor Farm, Bloswood Lane, Whitchurch, Hampshire – Ecological Appraisal (ref E1875r1v2 dated December 2016. The development shall be carried out and thereafter maintained in accordance with the details so approved, unless otherwise approved in writing by the Local Planning Authority. REASON: To secure the long term enhancement of nature conservation interests, provide biodiversity gains and to maintain the biodiversity of the area in the long term in accordance with advice contained within the National Planning Policy Framework (March 2012) and Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029. Details are required in the absence of accompanying the planning application.

15. No development (excluding demolition) above ground floor slab level shall commence on site until full details of the types, textures and colours of all external materials to be used together with samples have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out and thereafter maintained in accordance with the details so approved unless otherwise agreed in writing by the Local Planning Authority. REASON: In the interests of the visual amenities of the area and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011 - 2029. Details are required in the absence of being provided to accompany the planning submission.

16 A minimum of 15% of the dwellings hereby approved shall be built to accessible and adaptable standards to enable people to stay in their homes as their needs change. No development above ground floor slab level (excluding demolition) shall commence on site until details of which properties are to be built to such standards are submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details. REASON: To ensure an appropriate co-ordinated high quality form of development and to accord with Policies CN1 and CN3 of the Basingstoke and Deane Local Plan 2011-2029 and Housing Mix and Lifetime Mobility Standards Supplementary Planning Document. Details are required in the absence of accompanying the planning submission.

17. No development (excluding demolition) above ground floor slab level shall commence on site until a fully detailed lighting scheme has been submitted to and approved in writing by the Local Planning Authority. The lighting scheme shall include full lighting specifications and address the cumulative effects of external lighting sources upon nocturnal animals sensitive to external lighting (principally bats). The lighting shall be installed before the development is first occupied and shall thereafter be operated and maintained in accordance with the approved scheme. REASON: In the interests of the amenities of the area and potential impact upon foraging bats in accordance with Policies EM1 and EM4 of the Basingstoke and Deane Local Plan 2011-2029. Details are required prior to development in the absence of being provided within the application documentation.

18. No development (excluding demolition) above ground floor slab level shall commence on site until a scheme for protecting the proposed dwellings from road traffic noise has been submitted to, and approved in writing by the Local Planning Authority. Any proposed mitigation scheme shall have regard to the Basingstoke & Deane ‘Noise assessments and reports for planning applications – Guidance note for developers and consultants’. Mitigation proposals will consider and utilise where possible, reduction in noise exposure achieved by effective site layout, building orientation, the use of physical barriers, utilising open space as a buffer, internal room configurations and any other available mitigation strategies. The following noise levels shall be achieved with mitigation in place. a) Internal day time (0700 - 2300) noise levels shall not exceed 35dB LAeq, 16hr for habitable rooms (bedrooms and living rooms with windows open*) b) Internal night time (2300 - 0700) noise levels shall not exceed 30dB LAeq with individual noise events not exceeding 45dB LAfMax (windows open*). c) Garden areas shall not exceed 55 dB LAeq, 16hr, *Where it is predicted that the internal noise levels specified above will not be met with windows open despite mitigation strategies, an alternative method of mechanical ventilation must be specified to supply air to habitable rooms with windows closed, and relieve the need to open windows for thermal comfort and overheating. Background and passive ventilators are not considered adequate for this purpose. Methods may include a system 4 MVHR with cool air by-pass, or standalone mechanical units supplying each affected habitable room. REASON: To ensure that acceptable noise levels within the dwellings and the curtilages of the dwellings are not exceeded in the interests of residential amenity and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029. Details are required in the absence of accompanying the planning application.

19. No development (excluding demolition) above ground floor slab level shall commence on site until details of hard and soft landscaping have been submitted to and approved in writing by the Local Planning Authority and shall comprise the following as a minimum:  Soft landscape details shall include planting plans, specification (including cultivation and other operations associated with plant and grass establishment), schedules of plants, noting species, planting sizes and proposed numbers/ densities where appropriate. This should also include a schedule of tree planting to include the specification of tree planting pits where appropriate with details of any irrigation or drainage infrastructure, tree root barriers (if necessary) to prevent damage or disruption to any proposed hard surfacing or underground services, drains or other infrastructure (including details of the location of external lighting) sufficient to demonstrate how the development is to be serviced without conflict to proposed tree planting, with allowance for reasonable growth.  The landscaping scheme shall where reasonably practicable retain and enhance the existing boundary hedgerows which presently demarcate the site.  Hard landscape details shall include the design, type, position and scale of boundary treatments, boundary treatment materials (including finishes) and hardsurfacing materials.  A programme of landscape implementation.

The approved hard and soft landscaping shall be carried out in accordance with the approved details and implementation programme with the soft landscaping scheme to be carried out in the first planting and seeding seasons following the first occupation of the development unless otherwise agreed in writing with the Local Planning Authority. Any trees or plants which, within a period of five years after planting, are removed, die or become seriously damaged or defective, shall be replaced in the next planting season with others of species, size and number as originally approved, to be agreed in writing by the Local Planning Authority. REASON: Details are required in the absence of being included within the application submission and to ensure the provision, establishment and maintenance of a high standard of landscape in accordance with the approved designs and in accordance with Policy EM1 of the Basingstoke and Deane Local Plan 2011-2029.

20. No development (excluding demolition) above ground floor slab level shall commence on site until a schedule of landscape maintenance for a minimum period of five years for landscape areas outside of demarcated private gardens 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 approved schedule unless otherwise agreed in writing by the Local Planning Authority. REASON: Details are required in the absence of being included within the application submission and to ensure the provision, establishment and maintenance of a reasonable standard of landscape in accordance with the approved designs and in accordance with Policy EM1 of the Basingstoke and Deane Local Plan 2011-2029.

21. No development (excluding demolition) above ground level shall take place on site until details of the refuse and recycling storage and collection facilities have been submitted to and approved in writing by the Local Planning Authority. All dwellings shall provide for 1 number 140ltr refuse 2-wheeled bin, 1 number 240ltr recycling 2-wheeled bin and 1 number glass recycling box within their respective curtilages with a transit route between the storage and collection point not more than 15 metres carrying distance from the carriageway. 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. The approved details shall be constructed and fully implemented before the use hereby approved is commenced and shall be thereafter maintained in accordance with the approved details, unless otherwise agreed in writing by the Local Planning Authority. REASON: Details are required in the absence of accompanying the application and in the interests of general amenity, to ensure convenience of arrangements for refuse and recycling storage and collection and to ensure that no obstruction is caused on the adjoining highway, in the interest of highway safety and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.

22. 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 11(c) that any remediation scheme required and approved under the provisions of condition 11(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 11(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 Policy EM12 of the Basingstoke and Deane Local Plan 2011-2029.

23. No dwelling shall be occupied until all the works which form part of the scheme for protecting the proposed dwellings from road traffic noise as approved by the Local Planning Authority under condition 18 above have been completed. All works which form part of the approved scheme shall be completed prior to first occupation. The approved scheme shall be thereafter maintained, unless otherwise agreed in writing by the Local Planning Authority. REASON: To ensure that acceptable noise levels within the dwellings and the curtilages of the dwellings are not exceeded in the interests of residential amenity and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.

24. No dwelling shall be occupied until a post completion noise survey has been undertaken by a suitably qualified acoustic consultant, and a report submitted to and approved in writing by the Local Planning Authority. The post completion testing shall assess performance of the noise mitigation measures against the noise levels as set in condition 18. A method statement should be submitted to and approved by the Local Planning Authority prior to the survey being undertaken, unless otherwise agreed in writing by the Local Planning Authority. REASON: In the interests of residential amenity, and to ensure acceptable noise levels are not exceeded within the dwellings and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.

25. The development hereby permitted shall not be occupied until provision for the turning, loading and unloading, and the parking of vehicles and cycles has been made within the development and the areas of land so provided shall not be used for any purpose other than for the turning, loading and unloading and parking of vehicles, unless otherwise agreed in writing by the Local Planning Authority. The access road and turning area shall be constructed to the equivalent of adoptable standards that thereafter maintained to a suitable condition to withstand repeated use by delivery vehicles or a waste collection vehicle of a minimum gross weight of 26 tonnes. REASON: In the interests of highway safety and to ensure convenience of arrangements for refuse collection in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029 and the Design and Sustainability Supplementary Planning Document (Appendix 6).

26. No deliveries of construction materials or plant and machinery and no removal of any spoil from the site shall take place before the hours of 0730; nor after 1800; Monday to Friday, before the hours of 08:00; nor after 1300; Saturdays nor on Sundays or recognised bank or public holidays, unless otherwise agreed in writing by the Local Planning Authority. REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.

27. No work relating to the construction of the development hereby approved, including works of demolition or preparation prior to operations, or internal painting or fitting out, shall take place before the hours of 0730 nor after 1800 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays nor on Sundays or recognised bank or public holidays, unless otherwise agreed in writing by the Local Planning Authority. REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.

28. Notwithstanding the submitted details, no development (excluding demolition) shall commence until full details of the method of construction of the means of access with Bloswood Lane, including the footway and/or verge crossing shall be submitted to and approved in writing by the Local Planning Authority in consultation with the Local Highway Authority. The submitted details shall be supported by an independent Stage 2 Road Safety Audit Report and include the provision of access visibility sightlines of 2.4m by 90m. The lines of sight splays shall be kept free of obstruction exceeding 1m in height above the adjacent carriageway. The approved details shall be constructed and fully implemented in accordance with the approved details, unless otherwise agreed in writing by the Local Planning Authority. REASON: In the absence of full details being provided to accompany the planning application, details are required in the interests of highway safety and in accordance with Policies SS3.6 and CN9 of the Basingstoke and Deane Borough Local Plan 2011- 2029.

29. Notwithstanding any details submitted to accompany the planning application, no development shall take place until a surface water drainage scheme for the site, based on sustainable drainage principles and an assessment of the hydrological and hydrogeological context of the site has been submitted to and approved in writing by the Local Planning Authority. The drainage scheme shall demonstrate that the surface water run-off generated up to and including the 1 in 100 year (40% climate change allowance) critical storm will not exceed the run-off from the undeveloped site following the corresponding rainfall event. The scheme shall also include details of how the scheme shall be maintained and managed after completion of the development. The approved scheme shall be implemented before the development is completed. REASON: In the absence of satisfactory details having been submitted to accompany the application to ensure that the site does not generate adverse levels of surface water run-off within an area recognised to be at risk from associated flooding in accordance with Policy EM7 of the Basingstoke and Deane Local Plan 2011-2029.

30. All garages shall include the provision of minimum clear openings of 2.3 metres (for single garage doors), 5 metres (for double garage doors) between the frames of the garage doors and minimum internal dimensions of 3 metres by 6 metres (single garages) and 6 metres by 6 metres (double garages) as measured internally between the supporting walls, with a headroom clearance of at least 2.3 metres. Thereafter, the garages shall be provided in accordance with the approved details and permanently retained for the purposes of the parking of vehicles and cycles. REASON: To secure an adequate parking provision and to discourage parking on the new estate roads in order to provide safe and convenient access for all users in the interests of highway safety and in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029.

Informative(s):-

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

1.2 - This permission may contain pre-commencement conditions which require specific matters to be submitted and approved in writing by the Local Planning Authority before a specified stage in the development occurs. This means that a lawful commencement of the approved development CANNOT be made until the particular requirements of the pre-commencement conditions have been met.

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

2. Please note that any information in relation to the discharge of planning obligations contained within the completed Section 106 Agreement in relation to this planning permission should be submitted to the Proactive Compliance Technical Officer, Planning Development Team, in accordance with, or ahead of, the timeframes contained therein.

3. 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 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.

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

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

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

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

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

8. Design standards for the layout of residential estate roads including the provision of highway surface water drainage systems are provided with Hampshire County Council’s (HCC) residential design guide “Companion Document to Manual for Streets” and associated guidance provided by the below link: HCC Website - Information for Developers http://www3.hants.gov.uk/engineering-services/developer-information.htm For further information please contact HCC’s Highways Development Planning team (Tel: 01962 846877, e-mail: [email protected])

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

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

11. The supporting Flood Risk Assessment indicates that wastewater disposal will be assisted by an onsite sewerage pumping station. It is advised that the site layout prepared for any reserved matters application should not place any habitable room any closer than 15m to the boundary of the proposed pumping station site due to the potential vibration, noise and odour likely to be generated.

12. This Decision Notice must be read in conjunction with a Planning Obligation completed under the terms of Section 106 of the Town and Country Planning Act 1990 (as amended). You are advised to satisfy yourself that you have all the relevant documentation.

13. This Decision Notice must be read in conjunction with an Highways Agreement completed under the terms of Section 278 of the Highways Act 1980 (as amended). You are advised to satisfy yourself that you have all the relevant documentation.

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

15. The applicant is given encouragement to consider the recovery of minerals (e.g. during site preparation or from trenches/footings for buildings, roads and utility infrastructure) which could be put to beneficial re-use on or off site. Further information on Hampshire County Council’s approach to safeguarding minerals can be found in the adopted Minerals and Waste Safeguarding in Hampshire Supplementary Planning Document, which can be found on our website: http://www3.hants.gov.uk/mineralsandwaste/planning-policy-home/hmwp-spds.htm.

16. The applicant is advised that details to be submitted to fulfil pre-commencement planning conditions attached to this outline planning permission must have the content and detail sitting consistent with any reserved matters approval.

17. The Applicant is advised that in relation to condition 16, accessibility and adaptability standards are achieved by meeting requirement M4(2) or M4(3) of the Building Regulations 2015 or any subsequent government standard.

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

17/00148/OUT

Location plan

17/00148/OUT

Land Use Parameter Plan (due to change)

Cttee: 6 December Item No. 3 2017

Application no: 17/01292/FUL For Details and Plans Click Here

Site Address 15 New Road Basingstoke RG21 7PR Proposal Demolition of existing building and erection of 10 no. three bed flats with parking and associated works

Registered: 24 April 2017 Expiry Date: 8 December 2017 Type of Application: Full Planning Case Officer: Rob Sims Application 01256 845304 Applicant: Orange Holmes Agent: Mr Mike Quilter Limited Ward: Eastrop Ward Member(s): Cllr Gavin James Cllr Stuart Parker

Parish: OS Grid Reference: 464005 152112

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

Reasons for Approval

1. It has been demonstrated that the community facility is no longer required and that it is no longer practical, desirable or viable to retain them. The proposals would also bring significant socio-economic and environmental benefits through the delivery of housing. On this basis the proposed development would comply with National Planning Policy Framework (March 2012) and Policy CN8 of the Basingstoke and Deane Local Plan 2011-2029.

2. The proposed development, by way of its appropriate size, scale and design would preserve the character and appearance of the area and would not result in harm to the visual amenity of the area. The proposal would therefore comply with Section 12 of the National Planning Policy Framework (March 2012) and Policies EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029.

3. 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); Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and the Residential Parking Standards Supplementary Planning Document.

4. The proposal would not result in any adverse harm to the amenities of neighbouring properties. The proposal would therefore accord with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.

5. Adequate drainage (foul and surface water) would be provided for the development and can be adequately controlled through other legislation and planning conditions so as to ensure that there would be no risk to property or the environment. The proposal would therefore accord with Policy EM7 of the Basingstoke and Deane Local Plan 2011-2029.

6. The proposed development would provide an appropriate mix of housing and as such the proposal would comply with Policy CN3 of the Basingstoke and Deane Local Plan 2011-2029. General Comments

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

Planning Policy

The site is located within the Basingstoke Settlement Policy Boundary and adjacent to the Basingstoke Town Conservation Area boundary.

National Planning Policy Framework (NPPF) (March 2012)

Section 6 (Delivering a wide choice of high quality homes) Section 7 (Requiring good design) Section 12 (Conserving and enhancing the historic environment) Annex 1 - Decision Taking

National Planning Practice Guidance

Basingstoke and Deane Local Plan 2011-2029

SD1 (Sustainable Development) EM9 (Sustainable Water Use) EM10 (Delivering High Quality Development) EM11 (The Historic Environment) CN9 (Transport)

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

Design and Sustainability Supplementary Planning Document - Appendix 4 (The Historic Environment: Conservation Areas) - Appendix 6 (Waste Standards) - Appendix 16 (Residential Amenity Guidance) Residential Parking Standards Supplementary Planning Document 2012 Basingstoke Town Conservation Area Appraisal 2015

Description of Site

The site comprises of a single storey building, formerly used as an 'ex-service mens club'. The site is accessed from New Road, with a parking area to the front and railing along the front boundary. The building sits towards the rear of the site and backs on Goat Lane to the north and east and Chequers Road to the south. The existing building has a footprint of approximately 512sqm and has bricked elevations and a slate roof.

Proposal

This proposal seeks to demolish the existing building and to erect a three storey building that would provide 8 x three bedroom and 2 x two bedroom apartments. The proposed building would be sited towards the front of the site, with an underpass providing access to a rear parking area. The building would have a footprint of 448sqm.

Amended plans were received on 14/09/17 which amended the height, mix, scale and siting of the proposed development. A further round of public consultation took place following receipt of these plans. In addition following comments received from the Highway Officer, additional highway information and an amended site plan were received on 07/11/17. Amended elevation plans were received on 10/11/17 which removed the balconies from the southern elevation of the proposed building.

Consultations

Highway Officer - No objection subject to conditions.

Environmental Health - No objection subject to conditions.

Conservation Officer - Objection - The proposed development would, by virtue of its bulk and mass fail to preserve the character or appearance of the Basingstoke Town Conservation Area.

Landscape Officer - No objection subject to conditions.

Urban Design Officer - No objection following receipt of amended plans.

Biodiversity Officer - No objection subject to conditions.

Tree Officer - No objection subject to conditions.

Lead Local Flood Authority - No objection.

Thames Water - No objection subject to conditions.

Public Observations

20 letters of objection have been received raising the following issues:

 Proposals would result in loss of privacy, overshadowing and overlooking to Chequers Road and St Marys Court residents.  Proposals would not preserve or enhance character and appearance of Conservation Area.  Overbearing building and structure over the Conservation Area and Goat Lane.  Bin store inappropriately divorced from residential block.  Plans do not appropriately show relationship of building with The Danes.  How will noise impacts on future residents be contained?  Visibility from the existing access is poor and sightlines will be restricted due to presence of features along the western boundary.  Ten parking spaces is inadequate to serve the amount of development on the site and will lead to parking on neighbouring streets.  A building containing ten flats is an overdevelopment of the site.  Design not in keeping with the Conservation Area and no indication of construction materials is provided.  Development would impact on existing trees within Goat Lane.  Insufficient detail on providing a carbon neutral building.  Subterranean parking and a lower number of units would be more acceptable.  Site notices displayed on private land therefore are not viewable to the public.

Planning History

None relevant

Assessment

Principle of development

The site lies within the Basingstoke West Settlement Policy Boundary (SPB) whereby the principle of residential development is acceptable under Policy SS1 of the Basingstoke and Deane Local Plan 2011-2029.

Policy CN8 of the Adopted Local Plan 2011-2029 states:

Proposals that would result in the loss of valued facilities currently or last used for the provision of community, leisure and cultural activities will only be permitted if it is demonstrated that: e) The facility is no longer needed for any functions that it can perform; or f) It is demonstrated that it is no longer practical, desirable or viable to retain them; or g) Any proposed replacement or improved facilities will be equivalent or better in terms of quality, quantity and accessibility and there will be no overall reduction in the level of facilities in the area in which the existing development is located or; h) The proposal will clearly provide sufficient community benefit to outweigh the loss of the existing facility, meeting evidence of a local need.

Any development proposals that would result in the loss of community, leisure and cultural facilities must be accompanied by an assessment which clearly shows the facility or land to be surplus to requirements. As a minimum the assessment must evaluate the quantity and quality of existing facilities in the locality and assess the need and value to the community. The views of the local community on any loss must be sought as part of this assessment.

Paragraph 5.70 states that "CN8 also relates to facilities which serve the wider community, i.e. go beyond just local needs" which therefore enables the clubhouse for private members by the Ex-Servicemens Club to be considered as a community facility. The applicant has provided some information with their submission from the existing occupiers of the club, who confirm that the building is no longer required due to dwindling membership (through lack of interest, death and relocation) and the fact that the building is no longer viable to run given the expensive costs of doing so. Furthermore, it should be noted that no objections have been received from third parties relating to the loss of the club or the building. On this basis it is considered that the clubhouse is no longer required which would meet criterion e, f and h of the policy. It is noted that the facility has been vacant since 2016. On this basis and from the information provided it is considered that the proposal would comply with part e) and also f) as it is evident that the facility is no longer needed, practical or viable. On this basis the loss of this facility can be accepted in this instance and the proposal complies with Policy CN8.

- Sustainability Benefits

The NPPF requires LPA's to approach decision-taking in a positive way, to foster the delivery of sustainable development. The three dimensions to achieving sustainable development are defined in the NPPF as: economic, social and environmental. These dimensions are also referenced within Policy SD1 of the Local Plan, which states that 'when considering development proposals, the Council will take a positive approach that reflects the presumption in favour of sustainable development contained in the NPPF...to secure development that improves economic, social and environmental conditions in the area.'

Under the Core Planning Principles of the NPPF, it is stated that planning should proactively drive and support sustainable development to deliver the homes and thriving places that the country needs. Every effort should be made to objectively identify and then meet the housing and development needs of an area and respond positively to the wider opportunities for growth. The core principles also focus on delivering high quality design, making effective use of land by reusing land that has been previously developed, recognising the different roles and characters of different areas, conserving the natural environment and heritage assets, and actively managing patterns of growth to make the fullest possible use of public transport, walking and cycling and focusing significant development in locations which are or can be made sustainable.

- Socio-economic

The proposals involve the loss of the existing building and outbuildings, which have a total footprint of 512sqm. The site also contains a parking area. The proposed residential development would occupy a footprint of approximately 449sqm. Whilst the existing commercial floorspace would be lost, this would not be significant or detrimental to the local economy given the Ex-Servicemens club was a private membership club and therefore its contribution to the local economy would be limited. The proposals for ten dwellings would contribute to the Council's Housing Land Supply and would provide a housing mix to meet local needs close to the town centre, which would represent socio-economic benefits. In addition the development would create construction jobs and would generate Council Tax for the Local Authority together with the New Homes multipler/bonus. On this basis, within the context of the existing use being surplus to local demand, the proposals would result in clear socio-economic benefits, which hold material weight in the consideration of this application.

- Environmental

The close relationship of the site to the surrounding development and services and fact that the development would result in the reuse of an existing brownfield site must also be acknowledged as being an environmental benefit in itself. Former commercial sites such as this one may also contain ground contaminants. Cleaning up such sites can be expensive, so any potential contamination is unlikely to be removed unless a site is intended for a new use that makes the clean-up financially viable. The Council's Environmental Health Officer has requested a Contamination Assessment through a planning condition, which would also secure appropriate remediation. This is considered to be reasonable and necessary in this instance and would represent an environmental benefit of the proposals.

On this basis the proposed development for ten dwellings would represent material sustainability benefits which would outweigh the loss of the original building, which is any case is considered acceptable under Policy CN8 of the Local Plan. Subsequently the principle of the loss of the existing building and erection of residential development on this site is acceptable. The impact of the proposed replacement buildings on the character and appearance of the Conservation Area will be considered below. In addition the impact on highway safety, trees and biodiversity fall for consideration.

Impact on the Historic Environment

- Design / Impact of the proposed development on Conservation Area

Whilst the site falls outside the Conservation Area, it sits adjacent to its boundary, whereby Policy EM11 seeks to ensure new development demonstrates a thorough understanding of the significance, character and setting of conservation areas and how this has informed the proposals, to achieve high quality new design which is respectful of historic interest and local character.

The original submissions for the proposed residential development attracted a number of adverse comments from the Conservation Officer, Urban Design Officer and third parties. Following discussions with the applicant, amended plans were submitted on 14/09/17 which amended the scheme as follows:

 Redesign of the elevations to introduce two gabled elements with a central vehicular underpass and linked first and second floor central section.  Lowered ridge line to 9.2m from 12m.  Building moved forward to accommodate parking at the rear.  Floor Plans reduced in size.  Re-siting of building away from southern boundary.

In terms of layout, the proposed development would be sited approximately 2.0m from the front pavement onto New Road, which has allowed for the provision of ten parking spaces to the rear of the site along with cycle stands. Bin storage would be provided off Goat Lane. The original plans proposed parking to the front and a three storey building to the rear. It is considered that by bringing the building line forward to sit up against New Road, an opportunity for an active frontage onto New Road is created, as well as providing further circulation space within the site for parking, and exiting the site in a forward gear. The building would be set off its boundaries and on this basis would not result in a cramped or overdeveloped site.

The proposed development would remove the existing one and half storey building which has a north to south axis and replace it with a rectangular building three storey building that would address New Road. This building would take the form of two gabled book ends with accommodation provided in the roof space. The buildings would be connected at first and second floor with a central flat roof section incorporating dormer windows. At ground floor vehicular access between the two elements of the building would be provided to the parking area to the rear of the building. The use of a central connecting section would help to break up the height, scale and massing of the proposed building, creating two frontages to New Road and breaking up the depth of the building. This separation would also be accentuated through the use of timber cladding between the two buildings. The use of two gabled buildings also negates the difference in land levels on the site. The building itself would contain a mixture of brick, render, sash windows, gables, hipped roofs and flat roof dormers, which would break up the scale of the building whilst adding interest to it. Furthermore the use of brick gabled elevations, a stone course, a slate roof and sash windows would respond to the materials, and architectural features used in the conservation area.

The size, siting and design of the proposed building is considered to respond positively to the street scene, in that it provides an active frontage, whilst respecting the character and appearance of the conservation area in terms of scale, form and materials. The proposed building would be notably further forward than the existing, and comprise of a different form, however its central ridge height would only be 0.4m higher than existing, albeit the southern gabled element would be 3.8m higher. Whilst the Conservation Officer has objected to the application on the basis that the scale of the development would contrast with the built forms along the street to the south, namely the two storey development along Chequers Road, the proposed development would sit approximately 2.0m lower than those properties and would not compete with the uniformity, scale or height of these neighbouring dwellings.

Numbers 1 – 11 Chequers Road and 23a – 23F Goat Lane are identified as notable buildings within the Conservation Area Appraisal. The application site lies to the north of No.1 -11, with the proposed building aligning with the rear gardens of No.1 – 7. Whilst the building would lie 14m from the rear of No. 7 it is considered that due to the height, scale and differing orientation, the proposed development would not harm the contribution of these dwellings to the Conservation Area as they would retain their uniformity from Chequers Road.

No, 23a – 23F Goat Lane lie to the immediate east of the application. These were considered for exclusion within a recent re-appraisal of the Conservation Area in 2015, however were retained on the basis that they are: 'interesting historic, commercial buildings with potential for enhancement and given their prominent location at the entrance of Goat Lane from New Road, they still merit identification as a positive, notable structure.' The proposed development would be sited towards the front of the site, which would increase the legibility and appreciation of these individual buildings and their contribution to Conservation Area. Furthermore the siting of proposed development, coupled with its appropriate size, scale and design would not compete or detract from their historic interest or character.

On this basis the proposals would respect the character and setting of the conservation area, and achieve a high quality and responsive design through the appropriate size, scale, and materials proposed. The proposals would therefore comply with Policies EM10 and EM11 of the Local Plan, and Sections 7 and 12 of the NPPF. Conditions will be imposed to secure details of the materials and landscaping, as well as hard surfacing and boundary treatments.

Housing Mix

Policy CN3 (Housing Mix for Market Housing) requires the following:

- A range of house types to address local requirements. - Appropriate mix to the size, location and characteristics of the site - Appropriate to the established character and density of the neighbourhood - 15% accessible and adaptable homes

The proposal seeks to provide 8 no. three bedroom units and 2 no. two bedroom units. This reflects the policy requirement for the housing mix to be appropriate to the site, location and characteristics of the site and established character of the neighbourhood. The site lies close to the town centre and The Danes which contains a number of flats, although Chequers Road comprises of terraced dwellings with at least three bedrooms. The proposals would offer and respond to the mix of housing within the area. On this basis the proposed mix is considered to be acceptable.

Impact on neighbouring amenities

The proposed development lies to the immediate north of residential properties along Chequers Road and to the west of Goat Lane which also contains residential development. The southern elevation would face towards the rear gardens of Chequers Road. This elevation would also contain a number of windows, therefore the impact on overlooking, loss of privacy and proximity of the building to these neighbouring properties falls for consideration.

Concerns have been raised with regards to overlooking by the properties at Chequers Road to the south. The gardens of No. 1 - 11 back on to the site. The distance between the proposed building and the rear of these properties is a minimum of 14m. Whilst there are a number of first floor windows proposed within the southern elevation of the proposed building, these are indicated to be obscure glazed. The second floor windows are not indicated to be obscure glazed however these can be controlled through a condition. Furthermore, balconies previously within this elevation have been removed following receipt of amended plans on 10/11/17. In addition, given the lower ground levels that the building would sit on, the windows proposed within the southern elevation would not result in any significant loss of privacy to the Chequers Road properties. Therefore subject to imposing a condition requiring the southern first and second floor windows to be obscure glazed, it is considered that the proposals would not result in any adverse overlooking or loss of privacy to neighbouring properties.

The distance between the proposed flats and the nearest dwelling on Chequers Road would be 14m, and the proposed building would lie 3m from the rear boundary of these properties. Whilst in close proximity, this distance coupled with the difference in ground levels of 2.0m and the siting of the proposed development to the north of these properties, would ensure that there would be no significant overbearing impact or loss of light.

The proposed building would be sited approximately 15m from The Danes, which is a four storey building located to the north east. As the proposed building would be three storeys, the building would be no higher than The Danes when taking into the ground levels. These factors coupled with the differing orientation of the proposed buildings would ensure that there would be no adverse impacts to the occupiers of The Danes in terms of overlooking or overbearing impacts. On this basis the proposals would achieve an acceptable relationship with neighbouring dwellings in terms of amenity. Highway Safety / Parking

The existing site is accessed from New Road which provides access to a parking area to the front of the existing building. The proposed dwellings would utilise this existing 4.5m wide access, which passes under the proposed building to a parking area to the rear. The existing access is sited to the south of the bend in New Road. Whilst the building would be sited forward within the site, the amended site layout plan demonstrates that visibility splays of 2.4m x 33m could be achieved looking right down the hill. This would require some landscaping to be removed from the existing site, which will be assessed below, however in terms of providing the improved visibility splays, such removal is considered to be necessary. The provision of these improved splays will be secured prior to commencement of the development through an appropriately worded condition. In addition the applicant has demonstrated through the provision of additional information that the Ex Services Club could have generated more than the predicted two morning and evening peak hour trips that the proposed flats would generate, given that the Club had a licence to operate from 8am. The Highway Officer has accepted these comparisons and considers that there would be no increase in vehicle movements as a result of the proposed residential development, which taken together with the increased splays would be a material benefit that weighs in favour of the development.

The proposals would involve the provision of an underpass within the building, to create access to the rear parking courtyard. The access would be 4.6m wide and 3.6m high, which would allow for a car and emergency vehicles to pass under the building and access the rear of the building. The access would also allow two vehicles to pass one and another which would ensure that there would no conflict between users. On this basis the proposed access to the site would be acceptable and would not result in any highway safety issues. In addition it is considered necessary to impose a condition to secure a Construction Method Statement in the interests of highway safety and residential amenity.

The existing building falls within close proximity to the town centre and is close to the railway station and other sustainable means of transport. The site is situated within an Inner Urban location for the purposes of assessing NPPF Sustainable Transport Modes as detailed within the Residential Parking Standards SPD. The proposed development comprises 8 x three bed and 2 x three bed flats plus the need for 20-50% unallocated spaces. Therefore the development generates the requirement for 15 parking spaces. Whilst the ten spaces proposed is below the requirements set out in the Residential Parking SPD, consideration must be given to the fact that the site is located across the road from the town centre, which has good public transport links to further afield. Coupled with the fact the proposed development would be provided with short and long stay cycle storage, it is considered that below standard parking provision is appropriate in this instance. The proposed parking spaces would be of an appropriate layout to allow for the parking of vehicles and would also allow for adequate turning on site to enable exiting of the site in a forward gear.

A number of third parties have questioned the appropriateness of the limited parking provision and subsequent impact on demand for parking permits within the area. Given the close proximity of the development to the town centre it is not considered necessary to impose a planning obligation on the developer to restrict applications from future occupiers for parking permits. In addition the courts have clarified that this isn’t an appropriate S106 obligation in any case. However an informative will be added to this permission to make the applicant and future occupiers aware that additional parking permits are unlikely to be issued for parking on neighbouring streets.

Specific bin and cycle storage would be provided within the parking courtyard with the visitor cycles accessed from the courtyard and the others from Goat Lane. Elevations of the proposed cycle and bin storage have not been provided, therefore whilst its size and location are considered to be acceptable to accommodate the required provision, further detail will need to be submitted to ensure the appearance of the structure is appropriate. These details can be secured through a condition. Subject to conditions, the proposed development would not result in any adverse highway impacts and the level of vehicular and cycle parking would be appropriate for the site and its location. The proposals would comply with Policy CN9 of the Local Plan.

Impact on Natural Environment

- Biodiversity

A Bat Survey has been submitted in support the application. No bats or protected species have been found within the existing building however foraging bats were observed. As such recommendations have been made to secure the provision of bat boxes in and around the new building. The Biodiversity Officer considers that this mitigation is appropriate and recommends a condition to secure such enhancements. The views of the Biodiversity Officer are agreed and a condition securing the mitigation is recommended accordingly. The proposals are considered to comply with Policy EM4 of the Local Plan.

- Trees

The site contains a notable tree located along the southern boundary, as well as other younger specimens within the site. The tree along the southern boundary would be retained, however the other specimens located along the western and northern boundaries would need to be removed to accommodate the new building and provide sightlines to the north. The Tree Officer considers the existing trees both on and off the site contribute to the visual amenity of the area and requests a tree protection plan to be submitted through a condition. The views of the Tree Officer are agreed and a landscaping scheme will be secured through a condition to ensure that the development enhances the existing site in terms of landscaping. On this basis the proposals are considered to comply with Policy EM1 of the Local Plan.

Flood Risk and Drainage

The proposed development is located in Flood Zone 1 (Low Probability) and does not lie in an area at risk of flooding. A condition securing details of the surface water drainage scheme will be imposed to ensure flooding issues do not result from the proposed development.

Community Infrastructure Contributions

The application has been scoped in line with the CIL Regulations 2015 and the following tests have been considered;

(a) necessary to make the development acceptable in planning terms;

(b) directly related to the development; and

Through the Council's 'scoping' process, consideration has been given to whether would attract contributions to mitigate for the impact of additional residents. A contribution towards Green Infrastructure deficiencies at Eastrop Park and improvements to Fairfields Recreation Ground have been sought. However these tariff-based contributions cannot be sought for developments of 10 units or less, or less than 1000sqm in floorspace. The proposal is for 10 residential units and has a floorspace of less than 1000sqm therefore contributions cannot be requested or secured for this development.

In terms of Affordable Housing, notwithstanding the position set out in Policy CN1 of the Local Plan, as a result of changes to the NPPG in May 2016, an affordable housing contribution cannot be secured for the proposed development.

Noise

The location of the new dwellings close to New Road, which is a busy thoroughfare within the Town and has potential noise implications on future residents. The Environmental Health Officer has reviewed proposals and considers that a noise impact assessment is required to ensure that the amenity of future occupiers is appropriately considered. However the EHO considers that this can be secured through a condition to ensure that appropriate internal noise levels are not exceeded. The use of a condition in this instance is considered to be necessary and appropriate.

Contamination

Based on the existing commercial use, potentially contaminating activities could have been undertaken on the application site over a significant period of time. As the proposals involve the introduction of a sensitive end-user (residential) the Environmental Health Officer considers that it is necessary to secure the submission of contamination assessments and subsequent remediation through a condition. This approach is considered to be necessary and appropriate in this instance and would also achieve an environmental benefit of 'cleaning up the site.' The recommendations of the EHO are agreed and subject to compliance with these conditions, it is considered that the proposals comply with Policy EM12 of the Local Plan.

Conclusion

The application would provide 10 dwellings with a housing mix that would contribute to the Council's Housing Land Supply. Although the proposed development results in a taller building on site and lies adjacent to the Conservation Area, it is considered that the proposed development, which is lesser in floor area, would not harm the significance and setting of this part of the Conservation Area and would not result in significant adverse impacts on neighbour amenity. In addition the proposals would provide suitable access improvements and parking provision for the development in this location and would represent an environmental benefit by removing any contamination sources from the existing site. On this basis the proposals would comply with Policies SD1, SS1, EM10, EM11, CN8 and CN9 of the Local Plan and is 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:

Site and Location Plans – A16/SA294/01 Proposed Site / Roof Plan - A16/SA294/03B Comparative Street Elevation - A16/SA294/12 Proposed Elevations Sheet 1 of 2 - A16/SA294/08B Proposed Elevations Sheet 2 of 2 - A16/SA294/09A Proposed Lower Ground Floor Plan - A16/SA294/07A Proposed Ground Floor Plan - A16/SA294/04A Proposed First Floor Plan - A16/SA294/05A Proposed Second Floor Plan - A16/SA294/06B

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

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

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

3 Prior to development above the ground floor slab, details of materials and finishes shall be submitted to and approved in writing by the Local Planning Authority. The submitted details should include samples, including on-site sample panels as applicable. These requirements include provision of information relating to the size, texture and colour of bricks and tiles; the bonding and coursing of brickwork; mortar joints and joint profile; to the size and texture and details of timberwork and to the surface finishes of the above materials. The development shall be carried out in strict accordance with the approved submission unless otherwise agreed in writing by the Local Planning Authority.

REASON: Details and samples are required prior to development in order to provide high quality development and in light of the level of information submitted and to ensure preservation of the character and appearance of the Conservation Area, in accordance with Section 12 of the National Planning Policy Framework and Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029.

4 Prior to development above the ground floor slab, full details of both hard and soft landscape proposals shall be submitted to and approved in writing by the Local Planning Authority. These details shall include, means of enclosure, car parking layouts, other vehicle and pedestrian access and circulation areas and hard surfacing materials Soft landscape details shall include planting plan, specification (including cultivation and other operations associated with plant and grass establishment), schedules of plants, (including replacement trees where appropriate), noting species, planting sizes and proposed numbers/densities where appropriate, as well as any works to enhance wildlife habitats where appropriate. In addition, an implementation timetable for each phase shall be submitted to and approved in writing by the Local Planning Authority before development commences. All hard and soft landscape works shall be carried out in accordance with the approved details in accordance with the timetable agreed with the Local Planning Authority. Any trees or plants which, within a period of five years after planting, are removed die or become seriously damaged or defective, shall be replaced in the next planting season with others of species, size and number as originally approved, to be agreed in writing by the Local Planning Authority.

REASON: Details are required in order to ensure the provision, establishment and maintenance of a reasonable standard of landscape in accordance with Policy EM1 of the Basingstoke and Deane Local Plan 2011-2029.

5 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 that eliminates foreseeable risks, or if that is not possible controls the risk through subsequent actions, 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.

As a minimum the Statement shall include for:

i. means of access (temporary or permanent) to the site from the adjoining maintainable public highway, including the associated traffic management arrangements; ii. the parking and turning of vehicles of site operatives and visitors off carriageway (all to be established within one week of the commencement of development); iii. loading and unloading of plant and materials away from the maintainable public highway; iv. storage of plant and materials used in constructing the development away from the maintainable public highway; v. wheel washing facilities or an explanation why they are not necessary; vi. measures to control the emission of dust and dirt during construction; vii. a scheme for recycling and disposing of waste resulting from construction work; viii. the management and coordination of deliveries of plant and materials and the disposing of waste resulting from construction activities so as to avoid undue interference with the operation of the public highway, particularly during the Monday to Friday AM peak (08.00 to 09.00) and PM peak (16.30 to 18.00) periods; x. the routes to be used by construction traffic to access and egress the site so as to avoid undue interference with the safety and operation of the public highway and adjacent roads, including construction traffic holding areas both on and off the site as necessary.

REASON: Details are required prior to commencement because insufficient detail has been submitted with the application and to ensure that the construction process is undertaken in a safe and convenient manner that limits impact on local roads and the amenities of nearby occupiers, the area generally and in the interests of highway safety and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.

6 No development shall take place on site until a noise impact assessment and a scheme for protecting the proposed dwellings from road traffic noise has been submitted to, and approved in writing by the Local Planning Authority. The proposed scheme shall achieve the following noise levels:

a) Internal day time (0700 - 2300) noise levels shall not exceed 35dB LAeq, 16hr for habitable rooms (bedrooms and living rooms with windows open) b) Internal night time (2300 - 0700) noise levels shall not exceed 30dB LAeq 8hr with individual noise events not exceeding 45dB LAmax (windows open). c) Garden areas shall not exceed 55 dB LAeq, 16hr,

If it is predicted that the internal noise levels specified above will not be met with windows open, the proposed mitigation scheme shall assume windows would be kept closed, and will specify an alternative ventilation system which addresses thermal comfort and purge ventilation requirements to reduce the need to open windows. As a minimum, this will usually consist of a mechanical heat recovery ventilation system with cool air by pass or equivalent.

REASON: Details are required prior to commencement to ensure that acceptable noise levels within the dwellings and the curtilages of the dwellings are not exceeded in the interests of residential amenity and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.

7 No dwelling shall be occupied until all the works which form part of the scheme for protecting the proposed dwellings from road traffic noise as approved by the Local Planning Authority under condition 6 above have been completed. All works which form part of the approved scheme shall be completed prior to first occupation. The approved scheme shall be thereafter maintained, unless otherwise agreed in writing by the Local Planning Authority.

8 No dwelling shall be occupied until a post completion noise survey has been undertaken by a suitably qualified acoustic consultant, and a report submitted to and approved in writing by the Local Planning Authority. The post completion testing shall assess performance of the noise mitigation measures against the noise levels as set in condition 6. A method statement should be submitted to and approved by the Local Planning Authority prior to the survey being undertaken, unless otherwise agreed in writing by the Local Planning Authority. If the internal noise criteria are not met further advice on the additional noise mitigation measures required to ensure compliance shall be provided, along with a timescale for implementation.

REASON: In the interests of residential amenity, and to ensure acceptable noise levels are not exceeded within the dwellings and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.

9 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 BS10175:2011;

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 BS10175:2011- 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. The scheme must include a timetable of works and site management procedures and the nomination of a competent person to oversee the implementation of the works. The scheme must ensure that the site will not qualify as contaminated land under Part IIA of the Environmental Protection Act 1990 and if necessary proposals for future maintenance and monitoring.

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

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

10 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 9(b) that any remediation scheme required and approved under the provisions of condition 9(b) 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;

Information which demonstrates that all asbestos containing material has been removed from the application site and disposed of by a licensed asbestos contractor in accordance with the Control of Asbestos Regulations 2012.

Thereafter the scheme shall be monitored and maintained in accordance with the approved details, 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 Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011- 2029.

11 No development shall take place until unobstructed visibility sightlines of 2.4 metres by 33 metres, looking right at exit, at the junction of the site accesses 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 Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029.

12 All bat protection and enhancement measures shall be carried out in accordance with Section 5 of ECUS Ltd’s Nocturnal Emergence Bat Survey Report dated May 2017. The development shall be carried out in accordance with Section 5 of the approved report, unless otherwise agreed in writing by the Local Planning Authority.

REASON: The bat survey report prepared by ECUS Ltd has not positively identified any bat roosts, but has identified some features with potential for bat roosts. The report makes recommendations for how works should proceed to minimise the risk of bat roosts being affected by the proposed development. In addition, enhancements, in the form of installing bat boxes, have been recommended. This condition will help to ensure that these recommendations are incorporated into proposals and ensure the development is in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.

13 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 Plan prepared in accordance with BS5837:2012 “Trees in relation to design, demolition and construction" has been submitted to and approved in writing by the Local Planning Authority. The plan shall include the specification and positioning of temporary tree protective fencing and ground protection where required. 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 Plan, unless otherwise agreed in writing by the Local Planning Authority.

REASON: Details are required prior to commencement to ensure that reasonable measures are taken to safeguard 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 policy EM1 of the adopted Basingstoke and Deane Local Plan 2011- 2029.

14 Notwithstanding the approved drawings, prior to first occupation of the development, secure cycle storage shall be provided within the curtilage of the site and the areas of land so provided shall be thereafter maintained and shall not be used for any purposes other than the parking of bicycles, unless otherwise agreed in writing by the Local Planning Authority.

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

15 The development hereby permitted shall not be occupied or the use commence, whichever is the sooner, until details for refuse and recycling storage (prior to disposal) plus a collection point have been submitted and approved by the Local Planning Authority. Once approved 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 maintained, unless otherwise agreed in writing by the Local Planning Authority.

REASON: In the interests of general amenity, to ensure convenience of arrangements for refuse and recycling storage and collection and to ensure that no obstruction is caused on the adjoining highway, in the interest of highway safety

16 The windows at first and second floor level on the southern elevation shall be glazed with obscured glass, precise details of which, together with details of any means of opening, shall be submitted to and approved in writing by the Local Planning Authority before installation. Once installed the windows shall be permanently maintained in that condition, unless otherwise agreed in writing by the Local Planning Authority.

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

17 No work relating to the construction of the development hereby approved, including works of demolition or preparation prior to operations, shall take place before the hours of 0730 nor after 1800 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays nor on Sundays or recognised public holidays, unless otherwise agreed in writing by the Local Planning Authority.

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

18 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 Policy EM7 of the Basingstoke and Deane Local Plan 2011-2029.

19 Within 3 months of the date of commencement a Construction Statement detailing how the new homes shall meet a water efficiency standard of 110 litres or less per person per day has been submitted to and approved in writing by the Local Planning Authority, unless otherwise agreed in writing with the Local Planning Authority through a demonstration that this requirement for sustainable water use cannot be achieved on technical or viability grounds. The development shall be carried out in accordance with the approved details.

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

Informative(s):-

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

- seeking further information following receipt of the application; - seeking amendments to the proposed development following receipt of the application; - considering the imposition of conditions

In this instance:

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

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

3. If the development hereby approved does not commence (or having commenced, is suspended for more than 12 months) within 12 months from the date of the planning consent, then a precautionary emergence / return to roost bat survey should be undertaken of the property to be demolished to check for the continued likely absence of bats. Emergence / return to roost surveys will need to be undertaken between May and August (inclusive) and should follow the methods set out in the Bat Conservation Trusts’ Good Practice Guidelines.

4. When new residential development is proposed in areas of the borough where a residents parking scheme or other form of controlled parking zone is in operation, occupiers of new properties will not be eligible to apply for on street parking permits or to park on the highway other than in spaces allocated to the development as part of the planning permission. New developments should be designed so as not to rely on a limited resource of permit parking and instead make their own provision. 17/01292/FUL

Location plan

17/01292/FUL

Site Plan

17/01292/FUL

Street Plan

Existing

Proposed

17/01292/FUL

Elevations

North Elevation

West Elevation

17/01292/FUL

South Elevation

East Elevation

Cttee: 6 December Item No. 4 2017

Application no: 17/01231/FUL For Details and Plans Click Here

Site Address Red Lion Inn 37 High Street Overton Basingstoke Proposal Change of use from Public House to single dwellinghouse

Registered: 30 March 2017 Expiry Date: 14 August 2017 Type of Application: Full Planning Case Officer: Trevor Campbell-Smith Application 01256 845661 Applicant: Mr & Mrs S Wells Agent: Mr Mike Cole Ward: Overton, Laverstoke Ward Member(s): Cllr Ian Tilbury And Steventon Cllr Colin Phillimore

Parish: OVERTON CP OS Grid Reference: 451340 149667

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

Reasons for Approval

1 The application clearly demonstrates that it is no longer practical or viable to retain the building in use as a public house. The proposal therefore complies with criterion a) and b) of Policy CN7 (Essential Facilities and Services) of the Basingstoke and Deane Local Plan 2011-2029 and Policy CS1 of the Overton Neighbourhood Plan and is in accordance with the Council's marketing guidance note.

2 The proposed development preserves the character of the Conservation Area and as such complies with National Planning Policy Framework (March 2012) and Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029.

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

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

General Comments

This application is brought to committee due to the number of objections received and the Officer’s recommendation for approval in accordance with the council’s scheme of delegation.

Planning Policy

The site is within the Settlement Policy Boundary of Overton and is also within the Overton Conservation Area, wherein the property and the associated rear outbuilding are identified as Notable Buildings.

The National Planning Policy Framework (2012)

Achieving Sustainable Development Section 3 (Supporting a prosperous rural economy) Section 4 (Promoting sustainable transport) Section 6 (Delivering a wide choice of high quality homes) Section 7 (Requiring good design) Section 8 (Promoting healthy communities) Section 10 (Meeting the challenge of climate change, flooding and coastal change) Section 12 (Conserving and enhancing the historic environment) Decision Taking

Basingstoke and Deane Local Plan 2011-2029

Policy SD1 (Sustainable Development) Policy SS1 (Scale and Distribution of New Housing) Policy SS5 (Neighbourhood Planning) Policy SS6 (New housing in the countryside) Policy CN6 (Infrastructure) Policy CN7 (Essential services and facilities) Policy CN9 (Transport) Policy EM1 (Landscape) Policy EM4 (Biodiversity, Geodiversity and Nature Conservation) Policy EM7 (Managing Flood Risk) Policy EM9 (Sustainable Water Use) Policy EM10 (Delivering High Quality Development) Policy EM11 (The Historic Environment)

Overton Neighbourhood Development Plan

LBE1 (Landscape and Built Environment Character) Policy H1 (Residential Development) Policy H3 (Energy Efficiency and Generation) Policy CS1 (Community Services)

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

Design and Sustainability SPD Main Document Appendix 6 (Storage and collection of waste and recycling); Appendix 7 (Places to Live); Appendix 14 (Countryside Design Summary) Appendix 16 Design and Sustainability SPD (Residential Amenity Design Guidance) Residential Parking Standards SPD (2012) The Landscape and Biodiversity SPD The Countryside Design Summary SPG Overton Conservation Area Appraisal Overton Village Design Statement

Other legislation and documentation

Sections 66 and 72 of the Town and Country (Listed Buildings and Conservation Areas) Act 1990. Basingstoke and Deane Council Marketing Guidance (March 2017).

Assets of Community Value

Introduced on 21 September 2012 by the implementation of the Localism Act 2011 and the Assets of Community Value (England) Regulations 2012, the regulations provide communities with the opportunity to identify Assets of Community Value (ACV) and have them listed. Once such an asset has been listed, nothing further will happen unless and until the owner decides to dispose of it, either through a freehold sale or the grant or assignment of a qualifying lease. It is noted that the Red Lion is not included on this list of assets of Community Value.

Description of Site

The application site is a public house with its frontage directly onto the High Street on its southern side and adjacent to the junction with Red Lion Lane. The building itself is two storeys in height with single storey outshoots to the eastern side and there is a four bedroom flat at the first floor level. The site includes an enclosed area to the rear of the building which provides car parking and outdoor space to the public house. To the east of the rear space adjacent to the car park access to Red Lion Lane is a detached outbuilding of traditional design that is used as a function room in association with the public house.

Proposal

This application seeks permission for the change of use of the public house to a single four bed dwelling with associated garden space and car parking within the enclosed rear area. The existing outbuilding would be retained.

Consultations

Parish Council: Objection “It was noted that the Red Lion was in the Conservation Area - Local Plan policy EM11 stated that to conserve heritage assets in a manner appropriate to their significance was important. It was agreed that with the expansion of Overton it would be unfortunate to lose a centrally located retail facility (and contrary to the Overton Neighbourhood Plan policy S2). In addition it was agreed that the change of use would be a loss of an essential facility within a growing village (policy CN7 of the Local Plan). Anecdotal evidence suggested that the public house was still busy and has recently undergone a refurbishment. It was also noted that both the White Hart and The Greyhound had been successfully renovated - evidence that there was still a need for several public houses in Overton. There was some dispute about how actively the property had been marketed as a going concern. (Note: three of the other facilities listed on page 14 of the Supporting Statement were now closed).”

Conservation: No objection. Acceptable in heritage impact terms but concern expressed in terms of loss of vitality to the conservation area.

Policy: No objection, addition information with regard to marketing would be of assistance.

HCC Archaeology: No objection.

Highways: Standing advice applies.

Public Observations

29 letters of objection have been received and one letter of support.

Objections

 The Red Lion is a thriving business. The only motivation to apply for a change of use is pure greed.  The public house will be lost forever, the village needs facilities such as the Red Lion.  The proposal would impact upon the character of the conservation area and the vitality of Overton.  The proposal is contrary to Policy S2 of the Overton Neighbourhood Development Plan.  The village is expanding and the infrastructure should increase, not decrease.  The Red Lion is a central part of the village.  There is adequate market for this eating, drinking and meeting establishment going forwards.  The Red Lion is a Notable Building and its loss would be contrary to Policy CN7 of the Basingstoke and Deane Local Plan 2011-2029.  The proposal would set a precedent for similar forms of development in the village.

Support:

 It is better the building is used as a dwelling than left empty if it were to close.

Relevant Planning History

13/01489/FUL Replacement of redundant awning with new Approved 21.10.2013 covered seating area to the trade garden

BDB/76766 Erection of porch to existing function room Approved 21.09.2012 outbuilding including new entrance door

Assessment

Principle of residential use

- Adopted Local Plan 2011 - 2029

The site lies within the Settlement Policy Boundary of Overton. The principle of development within settlement policy boundaries is supported through Policy SS1 (Scale and Distribution of New Housing) of the Basingstoke and Deane Local Plan 2011-2029.

- Policy SS5 and Neighbourhood Planning

The council actively supports the principle of Neighbourhood Planning and this constitutes a central strand of the borough's approach to future development. This is reflected in the borough's Local Plan which sets the strategic framework for neighbourhood planning. The policy requires sites to be identified to accommodate at least 150 homes over the plan period in and around the defined Settlement Policy Boundary of Overton. The Overton Neighbourhood Plan was 'made' (in accordance with 38A(4)(a) of the Planning and Compulsory Purchase Act 2004) through a meeting of Full Council on 21 July 2016. The Plan forms part of the 'Development Plan' for the parish of Overton and its policies have equal weight to the policies contained in the Local Plan.

- Loss of services facilities

The site has an authorised use as a public house. The NPPF states at paragraph 28 that plans should "Promote the retention and development of local services and community facilities in villages." To this end Policy CN7 of the Local Plan 2011-2029 states:

"Development proposals which would be detrimental to or result in the loss of essential facilities and services that meet community needs and support well-being will only be permitted where it can be clearly demonstrated that: a) The service or facility is no longer needed; or b) It is demonstrated that it no longer practical, desirable or viable to retain them; or c) The proposals will provide sufficient community benefit to outweigh the loss of the existing facility or service, meeting evidence of a local need. Paragraph 5.67 of the supporting text states that:

"Planning applications that would entail the loss of an essential facility or service must show evidence of alternative provision, financial viability, or the results of marketing exercises to show that the service cannot continue to be provided. The views of the local community on any loss must be sought as part of the assessment potential to retain the essential service in question. The council has produced guidance on marketing requirements which sets out the minimum standard of information to be provided to the council."

In this regard the use of the word “or” in both Policy CN7 and the supporting text is worthy of note in assessing the requirements for satisfying the Policy requirements. It indicates that only one of the criterion of the policy need be met in order for a proposal to be considered to be compliant with the Policy.

With regard to alternative local provision the applicant provides details of a number of local facilities, the services provided by which overlap or coincide with those offered with the Red Lion as a public house. In terms of Public houses within Overton in addition to the application site there is The White Hart, The Greyhound and the Old House At Home.

In terms of function and dining facilities, local provision also exists at The Clock and Thyme (Restaurant/Function Room), Pickles Indian Cuisine (restaurant), Redfoot Tandoori (restaurant), Mariners Fish and Chips (take away), Istanbul Grill (Take away), The Purple Olive (Coffee Shop), St Mary’s Hall (Functions). While letters of objection make the point that in the above list three of the facilities have closed it is considered that the village of Overton is well served by facilities which can provide alternative provision of the services offered by the Red Lion. It is considered that this in itself satisfies the requirements of Policy CN7 of the Local Plan and it is not therefore a requirement of the Policy that any additional information be provided.

The Council has produced a guidance note which sets out what is expected from an applicant when they are undertaking a marketing exercise. As part of any relevant planning application, it will be necessary to submit a marketing report to demonstrate that a robust marketing strategy has been followed.

Policy CS1 (Community Services) of the Overton Neighbourhood Plan requires applicants to justify proposed development that result in the loss of essential facilities, such as public houses. Applicants are required to provide information to demonstrate that there is adequate local provision or that it is no longer practical or desirable to retain the public house or demonstrate the proposal is part of changes by a public sector provider which will improve the overall quality of accessibility of public services in the parish.

The applicants supporting statement includes a marketing report which sets out the marketing exercise undertaken since April 2015, the evidence to support the marketing effort made in respect of the site has also been provided by the applicant.

The site was placed on the market in April 2015 with Christie & Co at a value considered appropriate to the site. Christies remain the agent in respect of the marketing of the public house. The properties details were sent out by email to potential buyers. Christies report that during 21 months of marketing the viewings have occurred at a slow and steady pace of approximately one every few months despite being actively marketed.

Following a period of inactivity in late 2015 the property was removed from the market for a period of approximately one month and remarketed at the beginning of the 2016. After a price reduction to stimulate new interest the details were sent to 1300 potential buyers who had expressed interest in properties in the south of England of these 63 sought further information. The public house was also marketed as a lease option to appeal to a variety of buyers as well as just those looking for freeholds. Following the viewings Christie’s received interest from one party, however no offers were made. The applicant has provided a copy of the details provided to potential buyers or leaseholders. Further marketing efforts, including an advert in the Hampshire Chronicle in February 2016 and in both the Publicans Morning advertiser and the Caterer have also been made and no serious offers have been made in respect of the property.

In assessing the Marketing exercise undertaken in respect of the Red Lion Inn the council appointed Bruton Knowles to examine whether the level of marketing undertaken in respect of the site was sufficient to be considered as a serious attempt to dispose of the public house as a going concern. Whilst the report makes no comment on the value of the property as marketed it is noted that no Offers have been received in respect of the property either at, or below the asking price. The marketing report concludes that the marking efforts made by Christies (whom are considered in the report to be the leading leisure business sales agent) were comprehensive. As such it is considered that the applicant has undertaken a full and reasonable effort to sell the public house as such and this has resulted in no interest from potential buyers. It is therefore considered that in addition to demonstrating that adequate alternative provision exits within the community the applicant has also demonstrated that it is no longer practical, desirable or viable to retain the building as a public house.

The principle of development is acceptable within the Settlement Policy Boundary of Overton and the applicant has clearly demonstrated that the proposal complies with criterion a) and b) of Policy CN7 (Essential Facilities and Services) of the Local Plan and CS1 of the Overton Neighbourhood Plan and accordance with the Council's marketing guidance note.

Letters of objection and the comments of the parish councils assert that the business is viable, however this is anecdotal and is not supported by evidence or further information that could counter the evidence provided by the applicant in this regard.

Policies S1 and S2 of the Overton Neighbourhood Plan have been mentioned by the Parish Council and by third parties. These Policies specifically relate to shops and retail uses and as such are not of relevance to this application. As such Policy CS1 (Community Services) is the most relevant Policy within the Neighbourhood Plan to this proposal and is discussed earlier in this section of the report.

- Housing land supply position

The Council is currently able to demonstrate that it has a 5 Year Housing Land Supply (HLS) of 6.2 years. As such paragraph 49 of the NPPF, which states that relevant policies for the supply of housing should not be considered up-to-date if a 5 year HLS cannot be demonstrated, is not engaged.

Impact on Heritage Assets

The proposed change of use of the site would not lead to any external changes to the existing building. As such it is considered that the proposal would not lead to detrimental impacts upon the notable building, or upon the setting of the adjacent listed buildings or the Overton Conservation Area.

The Planning (Listed Buildings and Conservation Areas) Act 1990 requires consideration of a proposal upon the setting of a heritage asset, which could comprise a listed building or conservation area. The Red Lion is on the opposite side of Red Lion Lane from 35 High Street which is a Grade II Listed Building and the Red Lion is itself a Notable building within the Overton Conservation Area. Given the proposed development would not entail ay external alterations to the external appearance of the building (except maybe the removal of existing advertisements) the development now sought would have no harmful impact upon the setting of these heritage assets as to result in harm to their significance.

The Conservation Officer has raised comments with regard to the impact of the proposal on the vitality of the Conservation Area. Whilst there would be less footfall in this location, the proposal would secure a future use for the building, the use of which has been demonstrated to be no longer practical as a pub. Given the siting of the pub, within the centre of Overton, on the High Street it is considered that the Red Lion Inn’s use as a public house cannot be considered to have the central character defining role. The Red Lion is one of a number of buildings within the centre of Overton the architectural details of which and varied uses contribute to the character and vitality of the Conservation Area.

Archaeology

The County Archaeologist has raised no objection to the proposal on the basis that the works proposed would not include groundworks to a depth in excess of 50 cm, however it is requested that the opportunity to comment is provided if works to a depth in excess of 50cm are to take place. This application does not proposed groundworks. If works that require engineering operations (i.e. extensive groundworks) are required then planning permission would be required.

Impact on neighbouring amenities

The proposed development would not lead to any external alterations to the existing building and it is noted that as existing the first floor of the premises is given over to a flat associated with the public house. As such it is considered that the proposed change of use of the site to a single residential dwelling would not have a detrimental impact on the amenities of neighbours in terms of loss of light or overbearing impacts.

Given that the pattern of fenestration to the building and the layout of rooms would not change as part of the application, it is also considered that the proposal would not lead to undue detrimental impacts on the amenities of neighbours in terms of a loss of privacy or overlooking.

The existing use of the public house is associated with a higher number of vehicle movements and greater levels of activity both within the premises and in the associated grounds than would be associated with the use of the site as a single dwelling. As such it is considered that the change of use to the site from a public house to a single dwelling would not lead to increased levels of noise and disturbance to the detriment of the amenities of neighbours.

Highway Safety / Parking

The proposed development would lead to the change of use of 178 square metres of public house floorspace to a use as a single dwelling. At present the car park at the site can accommodate the parking of 15 vehicles and as a result of the proposal the site would provide parking for three vehicles. The site is in a ‘Rural Settlement’ location wherein a four bedroom dwelling would be required to provide space for the parking and manoeuvring of three vehicles. The site would utilise the existing access to the public house car park and the parking provision and manoeuvring space would meet the adopted standards and as such the proposal is considered to be acceptable in this regard.

Biodiversity

A Bat Survey has been submitted in support the application. No bats or protected species have been found within the existing building or outbuildings therefore no mitigation is required. The proposals is considered to comply with Policy EM4 of the Local Plan.

Community Infrastructure Contributions

The application has been scoped in line with the CIL Regulations 2015 and the following tests have been considered; (a) necessary to make the development acceptable in planning terms;

(b) directly related to the development; and

Through the Council's 'scoping' process, consideration has been given to whether would attract contributions to mitigate for the impact of additional residents. No infrastructure deficiencies have been highlighted and in any case tariff-based contributions cannot be sought for developments of 10 units or less, or less than 1000sqm in floorspace. The proposal is for 10 residential units and has a floorspace of less than 1000sqm therefore contributions cannot be requested or secured for this development.

Contamination

The Environmental Health Officer has advised that, based on the existing commercial use, potentially contaminating activities could have been undertaken on the application site over a significant period of time. As the proposals involve the introduction of a sensitive end-user (residential) the EHO considers that it is necessary to secure the submission of contamination assessments and subsequent remediation through a condition. This approach is considered not to be necessary or appropriate in this instance as the proposed development would not include groundworks. If works that require engineering operations (i.e. extensive groundworks) are required then planning permission would be required and such conditions could be imposed. It is considered that the proposals comply with Policy EM12 of the Local Plan.

Other Matters

Due to the status of the site as a Notable Building within the Overton Conservation Area the retention of the character and appearance of the building as detailed in the proposal is considered to be a significant material consideration. As such it is considered that, in the absence of adequate controls, the alterations and extensions available to dwelling in such a location would have detrimental impact on the appearance and special character of the Notable Building and the Conservation area as a whole. For this reason a condition removing permitted development with regard to such development is considered to be both reasonable and necessary.

Conclusion

It has been demonstrated that there is sufficient alternative provision of the facilities available at the Red Lion Inn within the community of Overton and that the premises has been appropriately marketed. Furthermore, the site is within Overton’s SPD wherein the general principle of residential development is accepted. Therefore proposed development is considered to be acceptable in principle and by way of its preservation of the existing size, scale and design of the existing building would preserve the character and appearance of the Conservation Area and its vitality (given its location). Furthermore it is considered that the proposal would not result in significant adverse impacts on neighbour amenity. In addition the proposals would provide suitable access and parking provision for the development in this location. On this basis the proposals would comply with Policies SD1, SS1, EM10, EM11, CN7 and CN9 of the Local Plan and is 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:

Drawing No. 17/001/01, Location Plan, Proposed and Existing Site Plans and Floor Plans.

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 Prior to the first occupation of the site as a dwelling there shall be submitted to and approved in writing by the Local Planning Authority a scheme of landscaping which shall specify species, planting sizes, spacing and numbers of trees/shrubs to be planted (including replacement trees where appropriate) and all hard surfacing 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 insufficient information has been submitted with the application in this regard, to improve the appearance of the site in the interests of visual amenity in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.

4 Prior to the first occupation of the site as a dwelling there shall be 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 in accordance with the approved details before the use hereby approved is commenced and shall subsequently be maintained.

REASON: Details are required prior to commencement because insufficient information has been submitted with the application in this regard, in the interests of the amenities of the area and in accordance with Policies EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029.

5 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 3 vehicles and 3 cycles has been made within the curtilage of the premises in accordance with the approved plan. 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 Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029.

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

REASON: To prevent the overdevelopment of the site in the interests of the preservation of the special character and appearance of the Overton Conservation Area and to safeguard the amenities of the adjoining properties, in accordance with Policies EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029.

7 Any gates provided shall be inward opening and set back a distance of 5.5 metres from the edge of the carriageway of the adjoining highway and shall be thereafter maintained, unless otherwise agreed in writing by the Local Planning Authority . REASON: In the interests of highway safety and in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029.

8 No part of the development shall be occupied until bin storage and collection and cycle parking facilities have been provided unless otherwise agreed in writing by the Local Planning Authority.

REASON: In the interests of the preservation of the special character and appearance of the Overton Conservation Area and in accordance with Policies CN9 and EM11 of the Basingstoke and Deane Local Plan 2011-2029.

Informative(s):-

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

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.

17/01231/FUL

Location plan

17/01231/FUL Block Plan

Existing

Proposed

Cttee: 6 December Item No. 5 2017

Application no: 17/02526/FUL For Details and Plans Click Here

Site Address The Calleva Arms The Common Silchester RG7 2PH Proposal Demolition of existing conservatory and erection of new single storey garden room and decking area. New single storey extension to rear incorporating a new accessible W.C provision.

Registered: 31 July 2017 Expiry Date: 10 November 2017 Type of Application: Full Planning Case Officer: Phillip Richards Application 01256 845314 Applicant: Fuller, Smith and Agent: Mr Ben Westwood Turner Ward: Pamber And Ward Member(s): Cllr Marilyn Tucker Silchester Cllr Roger Gardiner

Parish: SILCHESTER CP OS Grid Reference: 462710 162052

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

Reasons for Approval

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

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

3. The proposed development preserves the historic character and scenic quality of the area and as such is considered to accord with the National Planning Policy Framework (March 2012) and Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029.

General Comments

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

Planning Policy

The site lies within the Silchester Settlement Policy Boundary, the Silchester Conservation Area, is Locally Listed and within an Archaeology Yellow Site.

National Planning Policy Framework (NPPF) (March 2012)

Section 7 (Requiring good design) Section 12 (Conserving and enhancing the historic environment)

Basingstoke and Deane Local Plan 2011 - 2029

Policy CN9 (Transport) Policy EM10 (Delivering High Quality Development) Policy EM11 (The Historic Environment) Policy EM12 (Pollution)

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

Design and Sustainability Planning Document Appendix 4: `Conservation Areas` Supplementary Planning Document Non-residential Parking Standards Supplementary Planning Document Planning (Listed Buildings and Conservation Areas) Act 1990 Silchester Conservation Area Appraisal

Description of Site

The site refers to an existing public house, The Calleva Arms, that is set fronting the highway Pamber Road and Silchester Common. The building is also Locally Listed.

Proposal

The proposal is for the demolition of the existing conservatory and the erection of a single storey side extension forming a garden room, decking area and single storey rear extension to provide a new accessible W.C.

The proposed side extension is to measure 6.7 metres in width, 8.2 metres in length and 4.1 metres in height. The materials are to match that of the existing building.

The proposed rear extension is to measure 3.5 metres in width, 1.8 metres in depth and 2.8 metres in height. The materials are to match that of the existing building.

Amended plans have been received which has altered the design of the proposed developments roof form and inserted 2 No. windows within the northern elevation at ground floor level.

Consultations

Conservation Officer – Amendments required.

Environmental Health Officer - No objection subject to conditions.

Tree Officer - No objection subject to the inclusion of an informative.

HCC Archaeology - No objection.

ONR – Do not advise against.

Public Observations

Seven letter of objection have been received and are summarised as follows:

 The proposal will result in substantial additional noise.  The proposed decking would have an overbearing impact and lead to overlooking and loss of privacy on neighbouring properties as many customers are likely to use such a space.  Increase disturbance and noise.  The proposal overdevelops the site and results in a loss of garden space.  Excess rubbish and food at the pub is likely to attract vermin.  The proposed decking will encourage smokers in close proximity to the neighbouring properties.  The proposal will increase the capacity at the pub and affect the amount of parking.  The proposal is out of keeping with the residential nature of the area.

Relevant Planning History

BDB/42792 Erection of single storey extension & alterations Granted 18.05.1998

Assessment

Principle of Development

Policy EM10 states that proposals will be required to respect the local environment, contribute to the streetscene, be visually attractive and provide adequate vehicular parking and cycle storage. Policy EM10 also requires developments to provide high levels of amenity for proposed occupants and neighbouring occupiers regarding privacy, amenity space and natural light.

Policy EM11 establishes that proposals must conserve or enhance the quality of the borough's heritage assets, which includes Conservation Areas. Policy EM11 states that proposals will be permitted where they demonstrate an understanding of the character and setting of Conservation Areas and respect historic interest and local character and ensure the use of appropriate materials, design and detailing.

Policy CN9 sets out that development should provide appropriate on-site parking and should not result in inappropriate traffic generation or compromise highway safety.

It is considered that the principle of the proposed development meets the criteria set out within the Policies CN9, EM10 and EM11 of the Local Plan and is therefore acceptable subject to other material planning considerations being considered. These will be set out within the below assessment.

Impact on designated heritage asset

The application site is situated within the Silchester Conservation Area and adjacent to a listed building, Fiveways. The host dwelling The Calleva Arms is also Locally Listed. Local Authorities are required by Section 66 and 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990 to pay special attention to the desirability of preserving or enhancing the character or appearance of conservation areas and listed building when considering development proposals that affect the setting or views into conservation areas and listed buildings. This is reflected locally within Policy EM11 which has regard to the importance of natural features and spaces that contribute to the character and appearance of the Conservation Area. Within this location, the proposals would be of a size and design in keeping with the historical nature of the property and would preserve the character and appearance of the wider conservation area and the setting of the listed building in accordance with the requirements of Sections 66 and 72 of the Town and Country (Listed Buildings and Conservation Areas) Act 1990, Policy EM11 of the Local Plan and the NPPF.

Impact on the character of the area/ design

The local area is residential in character with the public house, The Calleva Arms, being a prominent feature of the village. The pub is located adjacent to Silchester Common and upon a corner plot with Pamber Road running to the north and Little London Road to the east. The original structure dates back to the 19th century and has had numerous alterations undertaken though the years including the current single storey side conservatory. As part of the proposal, the conservatory is to be demolished and replaced with a single storey side extension. Following amended plans, it is considered that the proposed side extension would result in an improvement to the current appearance of the locally listed property. The proposal introduces a pitched roof, matching fenestration detailing and materials to the original structure. Whilst the side extension would be visible from the public realm it would not be harmful to the character and appear of the area or Conservation Area and the locally listed building.

The single storey rear extension would not be visible from the public realm and would therefore not alter the appearance of the streetscene. Furthermore given the nature of the site, the size, siting and design, it is considered that the rear extension would not cause significant harm to the character of the locally listed host property and is considered to be acceptable in this regard. Overall, the proposed extensions, by virtue of their size and design, would not dominate or compete with the character of the host property. The nature of the proposed extension would mean that the overall height of the proposal would be set down from the original structure, and would have an adequate subservient relationship. In addition, the materials of the proposed extension would match that of the host property and this is also considered to be acceptable.

Following the Conservation Officer comments, amended plans were submitted which are considered to overcome the initial and additional concerns raised. The amended plans removed the roof lights from the front roof slope and have added a false pitch roof above the rear extension. These alterations to the scheme are considered acceptable and the proposal will now complement the existing front elevation of the property as well as improve the frontage by removing the existing conservatory.

It is considered that the proposed decking and raised planting is acceptable, it is modest in its scale and would not result in an overdevelopment of the site or significant loss of garden space given the size of the plot.

The cumulative effect of the development would result in a larger building, however it is considered the proposal would not result in an overdeveloped site, be of detriment to the character of the area or the historic nature of the property and is therefore considered to be acceptable.

Impact on neighbouring amenities

It is considered that there will be no detrimental harmful or adverse impacts upon neighbouring amenities as a result of this proposal in terms of overlooking, loss of light or overshadowing. Due to the single storey nature of the development and the existing conservatory on the site, it is considered the development would not lead to any overbearing impacts upon the neighbouring properties. It is acknowledged that the proposal would be located in close proximity to a neighbouring boundary (Fiveways) with approximately 5 metres of separation, however, given the modest increase in the size of the proposed extension above the existing conservatory and modest height of the proposal, it is considered the proposal would not give rise to significant adverse harm in terms of its bulk. Furthermore, due to the single storey nature of the proposed extension, there will be no resultant overlooking.

The proposed decking will be situated in close proximity to the neighbouring property, however, it would not result in adverse harm. Given the existing boundary treatments and height of the decking, this element of the proposal would not result in any overlooking towards the neighbouring amenity. As such, no objections are raised in this regard.

Noise

Several objections have been received regarding the level of noise the proposal will lead to when in use. The proposal is to replace an existing conservatory and external area located in a similar location and is situated within the grounds of existing public house and gardens. As part of this application the Environmental Health Officer has been consulted and has raised no objection to the proposed development with regards to noise arising from the use of the extensions. However, the Environmental Health Officer has recommended conditions regarding the hours of construction and delivery of materials. It is considered the proposal would not lead to any additional adverse noise issues. Furthermore if the noise associated with the public house were to reach anti-social levels, alternative legislation can be used if deemed necessary by Environmental Health.

Parking

The proposed development would result in additional internal floor space at The Calleva Arms and therefore increases the parking requirements of the site as per the Non-residential parking standard requiring 1 car parking space per 5 square metres. The additional internal floor space over the existing conservatory measure approximately 15 square metres which is considered not to result in a significant impact upon the overall parking provision on site and would not generate any significant increase in useable floor area that, by itself, would generate any significant increase in parking requirements on the site. As such, no objections are raised in this regard.

Other matters

If vermin were to be present on site this would be a matter for Environmental Health and is not a material planning consideration.

The application site is located within Archaeology yellow zone of a historic settlement. However, the proposed development is to replace an existing conservatory and it is therefore considered the proposal would not harm archaeology of the area. Hampshire County Council Archaeology was consulted as part of the application and raised no objection to the proposed development.

It was noted by the Case Officer that a site notice was not originally erected on the building when the application was submitted. For the initial consultation the onus is on the applicant to erect the site notice and Council write to affected residents, therefore the Council's statutory duty to consult neighbouring properties was discharged in the first instance. Subsequently confirmation has been received from the agent of this application confirming that a site notice was erected upon the site.

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:

Location Plan (Drawing No.17-008-01-03) Proposed Site Plan (Drawing No.17-008-01-02 Rev A) Proposed Block Plan (Drawing No.17-008-01-04 Rev A) Proposed Floor Plans (Drawing No.17-008-02-01 Rev C) Proposed Plans and Elevations (Drawing No.17-008-08-02 Rev C)

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

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

REASON: To comply with Section 51 of the Planning and Compulsory Purchase Act 2004 and to prevent an accumulation of unimplemented planning permissions. 3. The materials to be used in the construction of the external surfaces of the development hereby permitted shall match, in type, colour and texture those on the approved plans and application forms unless otherwise agreed in writing with the Local Planning Authority . REASON: In the interests of visual amenity and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.

4. 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 with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.

5. 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 with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.

Informative(s):-

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

 Seeking amendments to the proposed development following receipt of the application;  Considering the imposition of conditions

In this instance:

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

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

3. The proposed development is in close proximity to trees which may suffer as a result. The trees have little importance in the wider landscape and as such, it is not considered appropriate to enforce their retention. However the applicant should be aware of the potential impact the construction may have on the trees and may wish to seek further independent arboricultural advice. 17/02526/FUL

Location plan

17/02526/FUL

Proposed Plans

Section AA

Section BB

17/02526/FUL

Section CC

17/02526/FUL

Cttee: 6 December 2017 Item No. 6

Application no: 17/02748/FUL For Details and Plans Click Here

Site Address Broadmead Barn North End Road North End Hampshire Proposal Change of use and conversion of existing barn to 1 no. 4 bed dwelling including raising the ridge by 0.7m, external and internal alterations, external landscaping and installation of a sewage treatment plant.

Registered: 8 August 2017 Expiry Date: 27 October 2017 Type of Application: Full Planning Case Officer: Rob Sims Application 01256 845304 Applicant: Saffery Champness Agent: Mr Michael Papps Trust Corporation As Trustee Of The KE Bag Ward: East Woodhay Ward Member(s): Cllr Clive Sanders

Parish: EAST WOODHAY CP OS Grid Reference: 440821 162868

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

Reasons for Approval

1. The proposal would result in the appropriate residential conversion of a barn, which would integrate successfully with and not detract from the overall quality of the area and characteristics of this part of the North Wessex Downs Area of Outstanding Natural Beauty. As such the proposal would comply with Policies SS6, EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and the National Planning Policy Framework 2012 and the East Woodhay Village Design Statement 2005.

2. The proposals would not result in harm to the setting of the East End and North End Conservation Area or its historic character and integrity. As such the proposal would comply with Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029 and the National Planning Policy Framework 2012 and the East End and North End Conservation Area Appraisal 2004.

3. The proposal would provide satisfactory vehicle parking areas for four vehicles with unobstructed pedestrian access to the property. The proposal also demonstrates adequate refuse and recycling facilities and bicycle storage for the proposed dwelling. As such the proposed development complies with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029, Appendix 6 of the Design and Sustainability Supplementary Planning Document 2008 and the Basingstoke and Deane Residential Parking Standards Supplementary Planning Document (2012).

4. 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 Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.

General Comments

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

Planning Policy

The application site is located outside of any settlement policy boundary and therefore within a countryside location. The site also lies within the North Wessex Area of Outstanding Natural Beauty.

National Planning Policy Framework (NPPF) (March 2012)

Section 7 (Requiring Good Design) Section 11 (Conserving and Enhancing the Natural Environment) Section 12 (Conserving and Enhancing the Historic Environment)

Basingstoke and Deane Local Plan 2011 - 2029

Policy SS6 (New Housing in the Countryside) Policy EM1 (Landscape) Policy EM4 (Biodiversity) Policy EM9 (Sustainable Water) Policy EM10 (Delivering High Quality Development) Policy EM11 (Historic Environment) Policy CN9 (Transport)

Supplementary Planning Documents

Residential Parking Standards SPD Design and Sustainability SPD - Appendix 6 (Waste Storage and Collection) - Appendix 14 (Countryside Design Summary)

Other Legislation / Related Guidance

Section 66 of the Planning (Listed Buildings and Conservation Areas) Act 1990 East Woodhay Village Design Statement 2005 East End and North End Conservation Area Appraisal 2004

Description of Site

The application site lies to the west of North End and is accessed from the main lane through the settlement or off a narrow country lane to the west. The access from the west is gated and sits alongside the access to Evergreen Farm. The access track is single and narrow and spans approximately 200m in length. The building itself is no longer in use and sits to the south of the access, which turns into a public footpath to the east of the barn. The barn contains first floor accommodation and is timber clad and profile sheeted roofing and lean to additions on either side. The curtilage around the barn is enclosed with close board fencing.

Proposal

This application seeks approval to convert the redundant barn building into a four bedroom dwellinghouse, including the raising of the roof by 0.7m and alterations to the elevations including the insertion of windows and doors and conversion of the side lean-to to a car port.

Consultations

East Woodhay Parish Council - The Planning Committee of East Woodhay Parish Council has no objection to or comments to make upon the above application.

Natural England – No comments to make

HCC Countryside – No objection subject to informatives

Biodiversity Officer - No objection subject to conditions

Building Control – No objection

Environmental Health Officer – No objection subject to conditions

Tree Officer - No objection subject to conditions

Ramblers Association – Comment – The existing character of the route should not be altered.

Public Observations

Four letters of objection have been received with the following comments:

 The site lies within the AONB and should not be built.  Development should be of a higher design in terms of appearance, parking and boundary treatment.  The barn is unsuitable for conversions and the size and shape of the barn does not lend itself to be an attractive house.  A further application to replace the dwelling should not be approved.  As designed the property would be overshadowed by trees.  Access would be from a public right of way and intensification of its use would impact on the character of the area.  There should be no access to the site from the east.  Development would disturb wildlife.  Detailed landscaping and tree surveys not submitted.  Construction vehicles should access the site from North End crossroads.

Planning History

BDB/76001 Erection of replacement barn together with Refused 10.08.2012 agriculturally tied dwelling associated with Hazelby House (Broadmead Farm)

The planning history for the site is limited to the erection of a replacement barn and agriculturally tied dwelling on the same site as the proposed development. That application was refused for the following reasons:

1. The applicant has failed to demonstrate an essential need for a permanent dwelling for a rural worker at Broadmead Farm and as such, the Local Planning Authority considers that there is insufficient justification to support the provision of a unit of residential accommodation in this location. The proposal therefore fails to accord with the National Planning Policy Framework 2012 and in particular Paragraph 55.

2. The proposed introduction of a residential dwelling into the countryside will appear incongruous and awkward on the site and in relation to the proposed barn. The overall design and bulk of the proposal will have an adverse impact on visual amenity and landscape character of the area and the local and the wider setting of the North Wessex Downs Area of Outstanding Natural Beauty and is therefore unacceptable in landscape terms. As such the proposal would be contrary to National Planning Policy Framework 2012 and in particular Paragraphs 55, 56, 57, 64 and 115 and Policies E1 and E6 of the Basingstoke and Deane Borough Local Plan (BDBLP).

3. There is insufficient information to be able to adequately assess the impacts on biodiversity in accordance with National Planning Policy Framework 2012, in particular Paragraph 118, and Policy E7 of the BDBLP. The missing information should be required before determining the application, otherwise all relevant material considerations will not be taken into account. In addition, the information needs to be sought from the applicant in order to comply with the council's duty to discharge its statutory obligations under the Conservation of Habitats and Species Regulations 2010 with regards European protected species.

4. In the absence of any suitable legal agreement, or justification for the absence of a legal agreement, the proposed development does not make adequate provision for infrastructure contributions in relation to community infrastructure requirement to offset the impact of the development. The proposed development is therefore contrary to Saved Policies C1, C7, C9 and A2 of the Basingstoke and Deane Borough Local Plan 1996-2011, the guidance contained within the Planning Obligations and Community Infrastructure Interim Guidance Document and the Community Infrastructure Levy 2010.

Assessment

Principle of development

Planning law requires that applications for planning permission must be determined in accordance with the development plan, unless material considerations indicate otherwise. In this case the development plan for the area is the adopted Basingstoke and Deane Borough Local Plan 2011-2029. At a national level, the National Planning Policy Framework (NPPF) was introduced in 2012 and the NPPF constitutes Policy, which the LPA must have regard. The NPPF does not change the statutory status of the development plan as the starting point for decision making, but is a material consideration.

This site lies outside of any Settlement Policy Boundary and therefore within the countryside, as defined by Policy SS1 of the Basingstoke & Deane Local Plan 2011-2029. Policy SS1, criteria f) permits exception sites located outside of defined Settlement Policy Boundaries where it meets specific criteria set out in other policies in the Plan, including Policy SS6. The application proposals relate to the conversion of the existing redundant buildings to form one dwelling. Policy SS6 states that development proposals for the new housing outside the SPB will only be permitted where they are: c) for the re-use of a redundant or disused building, provided that the proposal:

- Does not require substantial rebuilding, extension or alteration; - Does not result in the requirement for another building; - Leads to enhancement to the immediate setting.

The above aligns with paragraph 55 of the NPPF, which allows for special circumstances for isolated homes in the countryside, including within an AONB. 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.' Para 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.' In this instance the proposal would result in an isolated dwelling and would re-use a redundant building.

When considering the relevant policies of the Development Plan and the relevant guidance contained within NPPF, the main considerations of this application are: whether the proposals involve substantial rebuilding or alteration; the requirement for a new building; and whether they would lead to an enhancement of the immediate setting, including the character and appearance of the area, interaction with the highway network; and the impact on trees and biodiversity.

Substantial rebuilding or alteration

The proposed conversion would involve the following works:

 Raise the height of the ridge by 700mm to increase the roof pitch to allow for the use of natural slates to finish the roof.  The retention of the northern bay, but with the walls removed to form a carport.  The profiled sheets on the southern bay are removed and replaced.  The cladding of the structure with timber

The term 'substantial' is not defined within the Development Plan, however the replacement of roofs, erection of boundary treatments and insertion of windows and doors are examples of works which would not materially alter the shape or form of the buildings and as such would not constitute development requiring planning permission. The footprint of the existing building would not increase, however, the ridge height would increase by 0.7m, which although an increase would not amount to a substantial extension or change in shape or appearance of the existing building. The application has been accompanied with a Structural Report which demonstrates that the building is capable of conversion. Whilst alterations are proposed which would change the external appearance of the barn, given that there are minimal existing openings within each elevation, it is not considered that these alterations amount to substantial alterations to facilitate the residential conversion. On this basis the proposals would Policy SS6 c) part iv).

Requirement for another building

Policy SS6 c) part v) seeks to ensure the re-use of the redundant buildings would not result in the requirement for another building to fulfil the function of the building to be converted. The existing building was formerly used for agricultural storage. There are no longer any agricultural activities on this part of the site, which is enclosed and separated from other land with boundary fencing and the very submission of application indicates that another building would not be required to fulfil its function. On this basis it is concluded that the proposals would comply with part v) of Policy SS6.

Impact on the immediate setting of the site and the character and appearance of the area

Paragraph 55 of the NPPF allows for special circumstances where such development is acceptable, including the re-use redundant buildings and where it leads to an enhancement to the immediate setting. The impact on the character and appearance of the area and local landscape therefore falls to be considered, in order to assess whether the re-use of the redundant buildings would lead to an enhancement of the immediate setting of the site.

The site lies within a rural location with residential dwellings located to the east of the site lining North End Road. The site would utilise the existing access from the west, which is also a public right of way which narrows past the entrance to the site to form a footpath to connect to North End Road to the east. To the north and south of the site is agricultural land, which is separated from the site within boundary hedging and fencing. The site itself lies in an enclosed area, with limited views from the wider landscape due to the landscaping around it. There are also limited views of the barn building from the public footpath. It is considered that the proposed alterations including the raising of the roof by 0.7m and the replacement roof, addition of rooflights and timber cladding to the elevations would amount to modest changes to the building, which would not substantially alter the shape, form or appearance of the existing building which is itself of limited architectural value. On this basis the proposals would not result in any adverse impacts on the character and appearance of the rural area or visual qualities of this part of the Area of Outstanding Natural Beauty. A condition will imposed to secure a landscaping scheme, along with a restriction to lighting on the site given the rural environment in which it sits. In addition in order to preserve the enhancement to the immediate area from the proposed development, it is considered necessary to remove permitted development rights to allow extensions, alterations, outbuildings and roof conversions.

On this basis, subject to compliance with these conditions, the proposals are considered to be acceptable and would comply with Policy SS6, EM1 and EM10 of the Local Plan.

Impact on the Historic Environment

The site lies outside, but adjacent to, the North End Conservation Area boundary. Cottage Farmhouse and The Old Cottage are Grade II Listed Buildings which lie to the east of the application site, approximately 100m away. There is no inter-visibility between the application site and these buildings therefore the proposal would not impact negatively on setting of these buildings. On this basis the proposals would comply with Section 66 of the Planning (Listed Buildings and Conservation Areas) Act 1990 and Section 12 of the NPPF and Policy EM11 of the Local Plan in this regard.

Between the application site and Cottage Farmhouse is a single storey barn building, which is identified within the Conservation Area Appraisal a ‘notable building’ and is therefore a non- designated heritage asset. However there is limited inter-visibility between the barn and the application due to the narrowing public right of way and significant amount of landscaping lining their northern and eastern boundaries. On this basis the proposals would not undermine the contribution of the barn to the historic character and appearance of this part of the Conservation Area.

The setting of the Conservation Area is a described within the Conservation Area Appraisal as:

‘This area is characterised by abundant woodland blocks and a network of small irregular fields, with frequent hedgerows and hedgerow oaks. There is also a small amount of heathland present and small farms and settlements can be found along a network of minor roads.’

The site is well enclosed with landscaping and boundary hedging and the proposed conversion would utilise an existing building. On this basis it is not considered that the proposals would adversely impact on the setting of the Conservation Area and therefore the proposals would comply with Policy EM11.

Impact on neighbouring properties

The nearest neighbouring residential property to the site is Cottage Farmhouse, which is located approximately 100m to the east of the proposed dwelling. Although the proposed conversion would result a two storey building, the significant distance between the proposed dwelling and the neighbouring dwelling would not result in harm to the amenities of neighbouring properties. On this basis the proposals would comply with Policy EM10 of the Local Plan.

Impact on Highways

The proposed conversion would result in the provision of a four bedroom dwelling. The site lies within the rural area and therefore would be required to provide four parking spaces on site. The proposed site plan demonstrates specific parking bays for 3 cars plus a car port and a large gravel parking area, which could accommodate additional parking. With regards to cycle and bin storage, whilst no details have been provided, there is ample space within the site to accommodate such facilities, which would be collected from the access of the highway to the west. On this basis the proposals would provide adequate parking, bin and cycle storage, with such provision secured through conditions.

In addition the gravel parking area would provide adequate turning on site to exit in a forward gear. The site access is an existing situation and the low level of additional vehicle movements from the application site would not generate significant or severe highway safety issues.

The proposed access from the west is shared with a Public Right of Way (East Woodhay: 15). Hampshire County Council Public Rights of Way team have raised no objection to the application subject to there being no surface alterations to the right of way, without first seeking the permission of Hampshire County Council, as Highway Authority. Works to public footpath are controlled through the Highway Act, therefore an informative will be added to ensure the applicant is made aware of this restriction. On the basis the shared use of the public right way of way to serve the development would not be inappropriate.

Subject to compliance with the conditions relating to the provision of parking, bin and cycle storage, and the proposals are considered to be acceptable in highway terms and would comply with Policy CN9 of the Local Plan.

Trees

There are number of mature trees on and adjacent to the site. A Tree Survey has not been submitted to support the application, however given that the proposals would extend the footprint of the existing building, the Council's Tree Officer has confirmed that there is no objection to the proposals, subject to a condition securing a tree protection plan. The views of the Tree Officer are agreed, whereby such a condition would mitigate the impact on the surrounding trees and the proposals would comply with Policy EM1 of the Local Plan.

Biodiversity

A preliminary ecological survey and bat roost report has been submitted with the application. The barn also lies close to Scutwell’s Copse SINC and so there is a need to prevent damage to the woodland for which it is designated for. In accordance with the tree protection plan to be submitted, any digging works should remain outside of the root protection zone to protect the integrity of the SINC. In addition, as identified within the submitted Ecological Appraisals, mitigation will be required for bat roosts contained within the present building and any exterior lighting should be designed as to have negligible impact on roosting bats and other nocturnal species which may be present within the adjacent SINC woodland. The Biodiversity Officer raises no objections to the proposals subject to this mitigation being secured through conditions. On this basis the proposals are considered to comply with Policy EM4 of the Local Plan.

Contamination

Given that the existing building was used as storage for an agricultural barn and the proposals does not involve demolition, it is considered inappropriate to request the submission of a contamination assessment to assess the risks and provide details of any necessary remediation.

The Environmental Health Officer considers that a condition in respect of the removal of asbestos is necessary in this instance. However the safe removal of asbestos is controlled through the Control of Asbestos Regulations 2012 and therefore a condition is not considered to be necessary or reasonable in this instance.

Sustainable Water Use

Policy EM9 (Sustainable water use) of the Local Plan requires all new homes to meet a water efficiency standard of 110 litres per person per day. Information has been submitted by the applicant that demonstrates accordance with this Policy will be achieved, the implementation of which can be secured by condition.

Foul and Surface Water Drainage

The application forms state that the means of foul sewage disposal would be via package treatment plant. In the absence of such details a condition will be imposed the imposition of a planning condition to request details for the proposed means of foul and surface water drainage is considered necessary to ensure that these details are appropriate and sustainable. Furthermore such details will ascertain whether any environmental permits are considered necessary.

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:

Location Plan – drawing number 5737.003 REV A Site Plan - drawing number 5737.004 Proposed Elevations - drawing number 5737.002 REV A Proposed Floor Plans - drawing number 5737.001 REV A

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

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

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

3 No development shall commence on site 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 and samples are required prior to development in order to provide high quality development and in light of the level of information submitted and in the interests of the visual amenities of the area, in accordance with Policies EM1 and EM11 of the Basingstoke and Deane Local Plan 2011-2029.

4 No development shall take place until there has been submitted to and approved in writing by the Local Planning Authority a scheme of hard and soft landscaping which shall specify all surfacing material, boundary treatment and 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 accordance with the approved details and planting shall take place within 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.

5 No development including site clearance, demolition, ground preparation, temporary access construction/widening, material storage or construction works shall commence until a scheme for tree protection, prepared in accordance with BS5837 “Trees in Relation to Design, Demolition and Construction” has been submitted to and approved in writing by the Local Planning Authority. No development or other operations shall take place other than in complete accordance with the approved tree protection scheme, unless otherwise agreed in writing by the Local Planning Authority. The tree protection scheme shall include the following information:

(a) A British Standard 5837 Tree Survey schedule with tree reference numbers corresponding with a tree protection plan showing the position of trees on and adjacent to the site, including those growing along the access track; (b) A specification for protective fencing and ground protection, to include their location and a timetable to show when fencing will be erected and dismantled in relation to the different phases of the development; (c) Details of mitigation proposals to reduce negative impacts on trees including specifications and method statements for any special engineering solutions required and the provisions to be made for isolating such precautionary areas from general construction activities; (d) Details of any levels changes within or adjacent to protection zones; (e) Details of the surface treatment to be applied within protection zones, including a full specification and method statement; (f) The routing of overhead and underground services with provisions for reducing their impact on trees to an acceptable level; (g) A specification and schedule of works for any vegetation management required, including pruning of trees and details of timing in relation to the construction programme; (i) Details of a suitable buffer of non-dig works as defined by the Root protection Area adjacent the SINC to prevent impact on the boundary trees and to prevent any impacts on reptiles that may be using the rough grassland on the SINC boundary edge where it meets the southern boundary of the site.

REASON: To ensure that reasonable measures are taken to safeguard trees in the interests of local amenity and the enhancement of the development itself and to prevent impacts on the adjacent Scutwell’s Copse SINC, in accordance with the National Planning Policy Framework (March 2012) and Policies EM1 and EM4 of the Basingstoke and Deane Local Plan 2011- 2029.

6 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.

7 The approved development shall be carried out in adherence with the details of the mitigation statement and enhancements for bats laid out with Chapter 5.3 Mitigation Requirements of the Bat Survey Report by ENIMS dated August 2017, unless otherwise agreed in writing by the Local Planning Authority.

REASON: The barn has been identified as a roosting site for common pipistrelle bats and therefore the mitigation strategy is required in order to meet with derogation test 3 of the Conservation of Habitats and Species Regulations 2010 which states that actions ‘will not be detrimental to the maintenance of the population of the species concerned at a favourable conservation status in their natural range.’ The mitigation is also required in order to meet with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.

8 No lighting shall be installed until a bat sensitive external lighting design as mentioned in the Bat Survey Report by ENIMS dated August 2017 in line with recommendations by the Bat Conservation Trust is submitted and approved by the local planning authority. Once approved the lighting scheme shall be implemented in accordance with the approved details.

REASON: Details are required prior to commencement in the absence of sufficient detail and in order to avoid impacts on roosting and foraging bats in order to meet with derogation test 3 of the Conservation of Habitats and Species Regulations 2010 which states that actions “will not be detrimental to the maintenance of the population of the species concerned at a favourable conservation status in their natural range and in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.

9 The dwelling hereby permitted shall not be occupied until provision for the turning of vehicles and the parking of 4 cars; storage for a minimum of 2 bicycles; and provision for 1 nos 140ltr and 1 nos 240ltr 2-wheeled waste containers and 1 nos glass recycling box has been made within the curtilage of that property and the facilities so provided shall not be used for any purpose other than the turning and parking of vehicles and storage of bicycles.

REASON: In the interests of highway safety and to ensure adequate parking,and provision for cyclists in accordance with Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029 and with the Residential Parking SPD and Appendix 6 of the Design and Sustainability SPD

10 Within 3 months of the date of commencement a Construction Statement detailing how the new homes shall meet a water efficiency standard of 110 litres or less per person per day has been submitted to and approved in writing by the Local Planning Authority, unless otherwise agreed in writing with the Local Planning Authority through a demonstration that this requirement for sustainable water use cannot be achieved on technical or viability grounds. The development shall be carried out in accordance with the approved details.

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

REASON: To prevent the overdevelopment of the site in the interests of the amenity of the area and to safeguard the amenities of the adjoining properties, in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.

Informative(s):-

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

 offering a pre-application advice;  seeking further information following receipt of the application;  seeking amendments to the proposed development following receipt of the application;  considering the imposition of conditions.

In this instance:

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

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

3. Your application will determine whether the proposed works are acceptable in planning terms. Please be aware that this will not automatically override your responsibilities under other legislation and in particular your attention is drawn to the Wildlife and Countryside Act 1981 as amended, the Countryside and Rights of Way Act 2000 and the Conservation (Natural Habitats) Regulations 1994. These Acts and Regulations protect ALL wild birds, their nests (whether in use or being built) and eggs and other wild animals including bats and their roosts in or adjacent to trees. In simple terms, you should make sure that there are no wild birds nesting in or bats roosting in or adjacent to the tree(s) that you are proposing to work on. It is a criminal offence to recklessly or intentionally destroy any bird, its nest or its eggs or any bat or its roost (even if the roost is not occupied at the time).

4. There must be no surface alterations to the right of way, nor any works carried out which affect its surface, without first seeking the permission of Hampshire County Council, as Highway Authority. For the purposes of this proposal that permission would be required from this department of the County Council. To carry out any such works without this permission would constitute an offence under S131 Highways Act 1980.

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

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

If there is likely to be an effect on the right of way in terms of dust, noise or other obstruction during the period of the works, we suggest that a Health and Safety Risk Assessment be carried out, and if there is deemed to be a risk to users of the right of way, the applicant should contact the County Council directly to discuss the Temporary Closure of the route for the duration of the works. Temporary Closure Orders should be applied for at least 6 weeks prior to the commencement of works and details of how to apply can be found at http://www3.hants.gov.uk/row/making-changes/temp-closures.htm

Hampshire County Council, as Highway Authority, is not obliged to provide a surface suitable for the passage of vehicles. It only has a duty to maintain a right of way to a standard commensurate with its expected normal public use. 17/02748/FUL

Location plan

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Block Plans

17/02748/FUL

Proposed Floor Plans

Ground Floor

17/02748/FUL

First Floor

17/02748/FUL

Proposed Elevations

North Elevation

East Elevation

17/02748/FUL

South Elevation

West Elevation

Cttee: 06 December 2017 Item No. 7

Application no: 17/02856/FUL For Details and Plans Click Here

Site Address Land East Of Church Brook New Road Tadley Hampshire Proposal Erection of 2 no. 3 bed and 1 no. 4 bed dwellings

Registered: 29 August 2017 Expiry Date: 8 December 2017 Type of Application: Full Planning Case Officer: Lucy Page Application 01256 845515 Applicant: Mr Black Agent: Mr S Cottrell Ward: Tadley South Ward Member(s): Cllr David Leeks Cllr Kerri Carruthers

Parish: TADLEY CP OS Grid Reference: 459258 161027

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

Reasons for Approval

1. The proposal would result in three replacement dwellings being erected beyond the existing settlement boundary of Tadley. When assessed against the existing use of the land it is considered on balance that the redevelopment of the site is of a scale, design and appearance that has a similar impact to that permitted and would preserve the character and appearance of the Tadley Church Conservation Area and the wider landscape in accordance with the National Planning Policy Framework (March 2012), Policies SD1,SS6(d), EM10, EM11 and EM1 of the Basingstoke and Deane Local Plan 2011-2029.

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); Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and the Residential Parking Standards Supplementary Planning Document.

3. The proposal would not result in any adverse harm to the amenities of neighbouring properties. The proposal would therefore accord with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.

4. There is sufficient and suitable boundary treatment around the site and the opportunity for additional planting within the site such that it does not have a significantly harmful impact on the landscape character and scenic quality of the area. The proposal therefore complies National Planning Policy Framework (March 2012), and Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.

5. The proposal would provide opportunities for biodiversity enhancements at the site and would assist in enhancing the biodiversity of the area in the long-term, in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.

General comments

The application is brought to the Development Control Committee in line with the Council's Scheme of Delegation due to the number of letters of objection which have been received and the Officer's recommendation for approval.

Planning Policy

National Planning Policy Framework (NPPF) (March 2012)

Section 7 (Requiring Good Design) Section 11 (Conserving and enhancing the natural environment) Section 12 (Conserving and enhancing the historic environment)

Adopted Local Plan 2011-2029

SSI (Scale and Distribution of New Housing) SS6 (New housing in the Countryside) SS7 (Nuclear installations – Aldermaston and Burghfield) CN6 (Infrastructure) CN9 (Transport) EM1 (Landscape) EM4 (Biodiversity, Geodiversity and Nature Conservation) EM10 (High Quality Development) EM11 (Historic Environment) EM12 (Pollution)

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

Countryside Design Summary (Appendix 14) of the Design and Sustainability Supplementary Planning Document Design and Sustainability Supplementary Planning Document Appendix 6 - Waste and Recycling; Appendix 7 - Design and Sustainability SPD (Places to Live); Appendix 14 - Countryside Design Summary; Appendix 16 - Residential Amenity Design Guidance; Residential Parking Standards SPD; Basingstoke Landscape Character Assessment SPG Tadley, Church Road Conservation Area Appraisal 2003

Section 72 of the Planning (Listed Buildings and Conservation Area) Act 1990

Description of Site

The application site is located to the east of Church Brook, Tadley and is an existing caravan site currently containing two mobile homes and two utility buildings and with extant permission for a third mobile home and utility building. The site is bounded by trees and hedging and there is an access onto Church Brook at the southwestern corner of the site. The northern boundary of the application site is bounded by post and rail fencing and beyond is an area of woodland which is within the ownership of the applicant but outside of the application site boundary. Church Brook is in a countryside location within the Church Road, Tadley Conservation Area.

Proposal

The proposal is for the erection of 2 no.3 bed and 1 no. 4 bed dwellings.

Two of the proposed single storey dwellings would have three bedrooms with the third dwelling having four bedrooms.

Amended plans received 14.11.2017 making the following changes:  Moving the dwelling at plot 3 two metres northwards and further from the Category A tree in the southeastern corner of the site  Increasing the amount of soft landscaping and trees within the site  Reduction in footprint of the dwelling at plot 2  Reduction in footprint of the dwelling at plot 1

The dwelling at plot 1 is a T shape with a roof ridge height of 5.5 metres and measures 8.5m x 9.0m with the end of the T section measuring 5.5m x 12.9m.

The dwelling at plot 2 would have a roof ridge height of 5.9 metres and measures 11.3m x 14.6m.

The dwelling at plot 3 would have roof ridge height of 5.6 metres and measures 8.5m x 17.0m with a rear projection of 5.3m x 6.2m and two front projections of 2m x 4.9m.

Parking and turning areas would be provided to the front and the dwellings would have rear private gardens backing onto the woodland area to the north.

Consultations

Tadley Town Council: Objection “This site is in a conservation area and the proposed development is out of keeping with the surrounding area and is over-development of the site. If this application is approved concerned that the rest of the site (area edged blue on the location plan) will also be developed. Basingstoke & Deane Borough Council suffers from a lack of plots for travellers and it would be regretful to loose these existing plots. Planning approval for 15/00396/RET was given as the site had deemed planning consent for use as a caravan site, therefore this should remain as a caravan site.” Thames Water: No objection.

Highways: Standing Advice Applies.

Trees: No objection subject to condition.

Biodiversity: No objection subject to condition.

Environmental Health: No objection subject to condition.

Landscape: Objection – adverse impact on landscape character and visual amenity.

Natural England: Comments: Statutory nature conservation sites – No objection Protected species – refer to standing advice

HCC Head of Emergency Planning and Resiliance: Comments

“Taking into consideration all of the factors around this application but specifically the fact that there is no resulting additional population and that the new homes will offer better protection that existing ones in the event of an accident at AWE I am happy for this application to be approved.”

Public Observations

Six letters of objection raising the following concerns:

 The size of the development proposed is excessive for the location in the rural Conservation Area on the very edge of the Tadley town boundary.  Three new dwellings would constitute over development in this sensitive site in a Conservation Area.  Originally two small caravans hidden away in undergrowth which were not visible from the lane in the summer and minimal visual impact in the winter so CA status not compromised.  The site is in the Conservation Area and until recently full of trees and shrubs, birds and animals.  The introduction of large mobile homes, the many associated buildings, hard standing, loss of many trees and the large urban style entrance with brick features, have all adversely affected the rural character of the countryside.  The style of the bungalows in very urban and utilitarian, similar in appearance to mobile units, and not remotely suited to this location.  Design features which would be appropriate include traditionally pitched, tiled roofs and vertical gable ends. All elevations should feature a few courses of traditional red brick, topped by horizontal dark-stained wooden boarding to eaves level. Fenestration of small and traditional design.  There should be no buildings on site in the first place as designated Conservation Area and the plan proposed ground work involving the felling of trees. Plenty of sites in Tadley that need development – not this one.  Until 2014 trees and undergrowth covered the whole area but since then it has been developed and re-developed with either no permission sought for taking down trees, addition of buildings, addition of modern gateway that changes the view down Church Brook or multiple retrospective applications  Proposal would remove more trees and accommodate the new builds. New trees could be planted and the current damage to existing trees is not irreversible  If the development is kept to the southern part of the site, as it should do, then the addition of 3 large permanent houses with garages would be way in excess of what the site can logically support  These are permanent dwellings replacing temporary ones and for most of the period since permission granted for third home, there have only been two homes on the site.  Policy EM10 requires new development to respond to local context in terms of design, siting, density, spacing. Two neighbouring properties Bishopswood Grange and The Old Stables are single properties set back from the road, in the middle of their plots and adjacent to rural land. Efficient use of land is not putting as many urban style houses as you can onto it.  Would support either a four bed dwelling constructed in sympathetic materials or two three bed dwellings in this location and the protection of the wooded area to the north is protected and mobile homes removed.  Proposal does not conform to planning laws; the people developing the site are clearly doing this for money and not part of any kind of community development, so for that reason should be rejected. Planning laws should apply equally to everyone.

Six letters of support raising the following:

 However tidy mobile homes keep their sites, permanent housing makes for a better outlook for other residents and passers-by.  Three sensibly sized dwellings could give a good future for three local families and single level living might be suitable for those looking after elderly relatives.  Have known the plot for many decades and remember my father talking of the Pearce family living in wooden trailers. I drove by a few weeks ago and thought how tidy place looked.  Why not let permanent structures be built as long as in keeping with surrounding area.  I regularly walk my dogs past this property and feel buildings would be more visually appealing.  Have known and walked regularly past this site for many years and feel strongly that the site would benefit from more permanent dwellings.  Houses look better and more needed in the area.  The situation of raw sewage in the highway ditch to the side of Church Brook highway has been there ever since mobile homes were erected at this site.  This is a public health hazard and the situation should be taken into account in this decision and also acted on regarding existing development.  As a civil engineer can advise that heavy clay soil is not suitable for effluent discharged from septic tank.  Is the land on which the access/vehicle crossover constructed fully in the ownership of the applicant – surely this is highway land?  Relevant Planning History

15/00396/RET Retention of utility building Approved 02.06.2015

15/03138/RET Retention and formation of hardstanding, retention of a utility building and siting of one mobile home Approved 30.11.2016 for residential use and erection of one additional utility room. 17/01316/ROC Variation of conditions 3, 5, 6 and 7 of planning Pending permission 15/03138/RET to extend the dates of Consideration compliance to 30/11/2017

Assessment

Principle of development

The application site is located to the east of Church Brook, Tadley and is an existing caravan site currently containing two mobile homes and two utility buildings. The site is bounded by trees and hedging and there are gates at the entrance on the southwestern corner of the site.

Planning law requires that applications for planning permission must be determined in accordance with the development plan, unless material considerations indicate otherwise. In this case the development plan for the area is the Basingstoke and Deane Local Plan 2011- 2029. At a national level, the National Planning Policy Framework (NPPF) was introduced in 2012 and the NPPF constitutes Policy, which the LPA must have regard. The NPPF does not change the statutory status of the development plan as the starting point for decision making, but is a material consideration.

The site lies within the rural area where new residential development is strictly controlled by Local Plan policies and National Planning guidance. The site also lies within the Church Brook Conservation Area, where there is statutory duty to preserve or enhance the character and appearance of the Conservation Area under Section 72 of the Planning (Listed Building and Conservation Area) Act 1990. Previous planning history (15/00396/RET and 15/03138/RET) and evidence provided in support of recent applications confirms that the use of the site as a residential caravan site was considered to be established and thereby lawful and the applications were approved.

The main considerations for this application are therefore the principle of residential development in the form of permanent dwellings in this location, the visual impact of the development on the character and appearance of the surrounding area, the effect on the Conservation Area, the amenity of neighbouring properties and the impact on biodiversity.

The NPPF forms a material consideration with a presumption in favour of sustainable development. The site is outside of the Settlement Policy Boundary of Tadley and is within the countryside as defined under Policy SS6 of the Local Plan. Policy SS6 states that development in the countryside will only be permitted if the site is on previously developed land; or is part of rural exception scheme; is for the re-use of an existing; involves the replacement of an existing dwelling; is required to support an existing rural business; or is allocated by a Neighbourhood Plan.

Policy SS6(d) allows for replacement dwellings in the countryside that are not temporary in nature provided that the size of the proposal would be appropriate for the plot and would not significantly visually intrusive in the landscape.

The site has permission for the permanent use of the land for residential purposes and although the mobile homes themselves can be considered to be temporary structures, they represent dwellings. The existing infrastructure associated with the caravan site includes driveway and parking areas, private garden areas and amenity buildings. The Town Council has referred to the site as providing existing plots for travellers however there are no restrictions on occupancy of this site.

The nearest part of this settlement (Tadley) is approximately 210 metres from the site and contains a significant number of dwellings, health, education and retail facilities and is well served by public transport. With this application providing for three dwellings of permanent construction rather than three mobile homes and brick built amenity buildings, it is considered that the demand upon the local infrastructure would be the same as existing. On this basis the proposal is considered to be acceptable in relation to location and access to facilities.

As such the principle of development is considered to be acceptable.

AWE

Developments proposed up to and within 8km of the Aldermaston Atomic Weapons Establishment (AWE) site are subject to consultation with the Health and Safety Executive (HSE) due to their proximity to a hazardous installation. The 8km distance is separated into inner, middle and outer zones and represents the Detailed Emergency Planning Zone (DEPZ) surrounding the AWE.

The site is located 2.6km from the centre of the DEPZ and 1.6 km from the site boundary. Policy SS7 of the Local Plan requires that development in the land use planning consultation zones surrounding AWE Aldermaston and AWE Burghfield to be managed in the interests of public safety.

The existing and permitted mobile homes are in an already densely populated sector of the DEPZ resulting in the potential for long term recovery implications for responders due to the impact on resources to inform the occupants of a radiation emergency. Those sheltering in ‘temporary structures’ such as caravans and mobile homes should be considered as a priority group for any monitoring once a release has terminated and/or a decision is made for evacuation or temporary relocation. The previous planning permissions also required that the structures of the day rooms be of ‘traditional’ build of brick or block construction with windows and doors which can be effectively closed.

Taking into account the above information in relation to the AWE off-site plan the site is already occupied by three dwellings and these are mobile homes which do not afford the best shelter from a radiation emergency. This development would not result in an increase in population provided the mobile homes were removed when the houses were occupied. As a result there would be no additional impact on the plan, and the new solid structures of these homes would improve the existing situation.

Impact on the character and appearance of the Conservation Area and landscape character

The application site is located in the woodlands west of Tadley to the northern end of the Tadley Church Road Conservation Area. The view from the access to the east is identified as an ‘important view’ within the Conservation Area Appraisal. The immediate landscape of the site comprise irregular pastoral fields defined by mature hedgerow interspersed with small pockets of trees and copses. Together these form a green, verdant settlement edge to Tadley. Church Brook is a small country lane that is very well defined by mature hedgerow and woodland given a rural character with an intimate, enclosed feel.

The application site is located east of Church Brook. It currently contains two mobile homes and two utility buildings. The whole site sits incongruously within the wooded area of the immediate local landscape. The entrance has two large electronic gates and is bounded by red brick walls, which are not the subject of this application. The mobile homes and residential use of the land are limited to the red edge of the application site and comprises of the southern part of the applicant’s landholding. The remainder of the land within the blue edge of the application proposal retains an arcadian character and this area is separated by a post and rail fence. The boundary to the south retains some mature trees and additional planting has been put in although there is still considered to be an opportunity for the strengthening of this woodland area with additional planting. When travelling westwards along Church Brook glimpses through the mature planting can be made of the existing development within the site however this is limited by existing trees. Travelling northwards, views onto the site are most prominent at the entrance when the solid entrance gates are open. Views over the gravel driveway towards the front elevation of one of the mobile homes can be obtained. Part of the rear elevation of the western most mobile home which is closest to the site entrance can also be seen from this point.

The existing mobile home site represents a discordant element within the immediate landscape and the Landscape Officer has concluded that it has an adverse effect upon the local rural landscape character and detracts from the visual amenity of the woodlands and the immediate surrounds.

The proposed development will result in the replacement of the three mobile homes with three single storey red/orange brick built bungalows with pitched grey tiled roofs. The existing access would be utilised and the access road would follow a similar alignment to the existing. The Landscape Officer has raised concerns that the proposals represent a further expansion of the existing site and that the proposals will further add to the adverse effect by introducing more urban built form that is set out in a block like manner rather than integrated within the environment and the rural landscape would be degraded by the addition of permanent dwellings, garages and hard standing as they are in isolation from the surrounding settlement pattern.

Whilst these comments are noted, the current application needs to be assessed against the amount of development which could be accommodated on the site with its permitted use as a caravan site for three residential mobile homes. Each mobile home could be a maximum of 20m long by 6.7m wide with an internal ceiling height of 3.05m. In addition, each mobile home requires three brick built utility buildings to accord with the requirements of the AWE.

Several trees within the site would be removed to accommodate the development however amended plans have been received which reduce the footprint of the dwellings at plots 1 and 2 and introduce additional planting within the site in the form of trees and border planting. This enables slightly more spacing around the buildings and provides more of a rural context for the development. The bungalows would have a higher roof ridge height than the mobile homes however they remain single storey in nature. There will be views into the proposed development from Church Brook and the immediate woodland and it is considered important for additional planting to be provided and maintained as it would enable a sense of the site being part of the existing landscape and reducing the urbanising impacts of the built form which would result.

The proposal will alter the existing character of the site from a mobile home site to permanently constructed dwellings however some spacing between the built form on the site would be retained and views through to and from the woodland area to the north would continue. There are however opportunities to improve the existing landscaping within and around the site. It is considered on balance that the mature existing and proposed planting around and within the site would assist in maintaining a neutral impact from that which could occur on the character and appearance of the Conservation Area when considered against the permitted use of the land and is in accordance with Policy EM11 of the Basingstoke and Deane Local Plan.

Impact on neighbouring amenities

The replacement dwellings would be located in a similar position to the approved residential mobile homes. The closest residential properties to the site are Bishopswood Grange with the front elevation of this dwelling over 100 metres to the north and The Old Stables which is approximately 150 metres to the east. The proposal would not result in any overbearing impacts, overshadowing impacts or loss of privacy. As such the proposal would respect the levels of amenity currently enjoyed by neighbouring occupiers and it is considered that the proposal would be in accordance with Policy EM10 of the Local Plan.

Amenities of future occupiers

There is sufficient space within the site to accommodate this residential development with appropriate garden areas to meet the needs of future occupiers. 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 50-60sqm as a minimum size. The layout shows that the gardens of the proposed dwellings and existing dwelling would exceed these standards.

The effect on trees

The plot is predominantly secluded and boasts a significant, varied tree population which collectively forms part of a small woodland block associated with other boundaries. The trees are an important component of the site and a key feature to its character and the contribution it provides to the local area. The submitted tree report sets out and identifies those trees considered to be of quality and worthy of retention for a development situation, the majority are Category C (23) low quality, followed by Category B (14) moderate quality and a minority Category A (1) high quality. There are 8 Category U trees which are considered unsuitable for retention regardless of the development coming forward.

The trees which would be most affected by the development are considered to be those on the southern boundary which include 2 no. Category B Oaks (T7 & T10) and one no. Category A (T17) in the south east corner. The root protection areas of all three were shown to be impacted by the proposed development. In particular the arrangement of the dwelling at plot 3 as shown in the tree report encroaches into the RPA of T17 Cat A Oak. Appropriate engineering and no dig solutions would need to be strictly implemented to address the access/egress arrangements over the RPA of T7 & T10. The Tree Officer has no objection as originally submitted, subject to conditions. Amended plans have been received showing the dwelling at plot 3 moved two metres northwards and further away from the root protection area of this tree. Any further comments received from the Tree Officer in relation to this will be reported in the update paper.

It is clear that a number of Category C trees may be lost should permission be granted. Mitigation measures for restocking/replanting should be implemented and conditioned through soft landscaping proposals. Subject to the specific points above being addressed, implementation of the tree report recommendations and compliance of any specific conditions (subject to consent), the Tree Officer considers that the development is acceptable in relation to the impact on trees and this is agreed.

Environmental Health

The Environmental Health team undertook a site visit during the assessment of the previous application and confirmed that whilst no potential sources of contamination are shown on the mapping system, at the time of the site visit there was evidence of burnt out remains of caravans, areas of burnt waste material and piles of waste soil (presumed imported from offsite). Given these observations the Environmental Health team consider that the ground on the site has the potential to be contaminated. Given the residential development proposed a contaminated assessment will therefore need to be undertaken, which can be secured by condition.

Biodiversity and the SSSI

Immediately to the north of the site is an SSSI Impact Risk Zone whereby new development requires sensitive consideration in terms of its impact on biodiversity. The proposed dwellings would replace mobile homes within the existing caravan site and Natural England has confirmed that they have no comments to make on this application.

The Biodiversity Officer has assessed the proposal in relation to the impact on biodiversity within and around the site and concluded that subject to the implementation of a habitat improvement scheme the proposal is acceptable in relation to the effect on biodiversity.

Highways and Parking

Access to the development would be via the existing caravan site entrance onto Church Brook. There is sufficient space within the site to enable parking and turning and manoeuvring of vehicles to serve the development and is considered acceptable in relation to the impact on the highway network. The proposal is in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.

The Effect on the Water Environment

- Foul Water

The proposal sets out that Foul Waters will not be discharged to the public network and as such Thames Water has no objection.

- Surface Water Drainage

The proposal does not increase the number of residential dwellings on the site however Thames Water has advised that with regard to surface water drainage it is the responsibility of a developer to make proper provision for drainage to ground, water courses or a suitable sewer. In respect of surface water it is recommended that the applicant should ensure that storm flows are attenuated or regulated into the receiving public network through on or off site storage.

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:

AB-01 Rev C dated 14.11.2017 AB-02 Rev B dated 14.11.2017 AB-03 Rev B dated 14.11.2017 AB-04 Rev A dated 10.08.2017 AB-05 Rev A dated 10.08.2017

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

2. The development hereby permitted shall be begun before the expiration of 3 years from the date of this planning permission. REASON: To comply with Section 91 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions. No development in relation to the approved dwellings shall commence on site until details of the types and colours of external materials to be used in the construction of the dwellings, 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

3. Prior to the commencement of development a plan showing the location of all proposed utility services shall be 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: Details are required 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 Policy EM1 of the Basingstoke and Deane Local Plan 2011- 2029.

4. 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,

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

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

5. 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 5(b) that any remediation scheme required and approved under the provisions of condition 5(b) 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;

Information which demonstrates that all presumed asbestos containing material has been removed from the application site and disposed of by a licensed asbestos contractor in accordance with the Control of Asbestos Regulations 2012.

Thereafter the scheme shall be monitored and maintained in accordance with the scheme approved under condition 5(c), unless otherwise agreed in writing by the Local Planning Authority.

6. No development including site clearance, demolition, ground preparation, temporary access construction/widening, material storage or construction works shall commence until a ‘Site Specific’ Arboricultural Method Statement, prepared in accordance with the BS5837

7. “Trees in Relation to Design, Demolition and Construction” has been submitted to and approved in writing by the Local Planning Authority. The statement shall outline how trees will be protected during the development and shall include a tree protection plan. No development or other operations shall take place other than in complete accordance with the approved method statement, 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 policy EM1 of the Basingstoke and Deane Local Plan 2011- 2029.

8. No development including site clearance, demolition, ground preparation, temporary access construction/widening, material storage or construction works shall commence on site until a lan showing the location of all existing and proposed utility services 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.

9. No development shall take place until details of the habitat enhancement scheme for the site which is referred to in the Ecology Co-op Preliminary Ecological Appraisal dated 24.10.2017 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 approved in writing by the Local Planning Authority.

REASON: To help enhance the biodiversity of the area in the long-term, in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.

10. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended) (or any Order revoking or re- enacting that Order), no external lighting shall be installed on the site or fixed to any buildings on the site until a proposed lighting design plan as referenced in the Ecology Co-op Preliminary Ecology Appraisal dated 24.10.2017 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 approved in writing by the Local Planning Authority

REASON: Any high level lighting within the vicinity of the woodland to the north of the proposed development could have the potential to disturb foraging bats and to ensure that biodiversity is not adversely affected in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029

11. No trees or shrubs shall be removed from the site between 1 March and 31 August inclusive unless first checked by a suitably qualified ecologist for active birds’ nests. If a nest is discovered, the tree or shrub must not be removed until the young have left the nest of their own accord.

REASON: The habitats to be removed during the proposed development have the potential to support nesting birds. Breeding birds are protected under the Wildlife and Countryside Act 1981 and are a material consideration under Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.

12. 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.

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

REASON: To prevent the overdevelopment of the site in the interests of the amenity of the area and to ensure that the character of the Conservation Area is maintained, in accordance with Policies EM1, EM11 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.

14. No work relating to the construction of the development hereby approved, including works of demolition or preparation prior to operations, shall take place before the hours of 0730 nor after 1800 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays nor on Sundays or recognised public holidays, unless otherwise agreed in writing by the Local Planning Authority.

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

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 1800Monday 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 Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

16. 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. means of access (temporary or permanent) to the site from the adjoining maintainable public highway, including the associated traffic management arrangements; ii. the parking and turning of vehicles of site operatives and visitors off carriageway (all to be established within one week of the commencement of development); iii. loading and unloading of plant and materials away from the maintainable public highway; iv. storage of plant and materials used in constructing the development away from the maintainable public highway; v. wheel washing facilities or an explanation why they are not necessary; vi. the erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate; vii. measures to control the emission of dust and dirt during construction; viii. a scheme for recycling and disposing of waste resulting from construction work; and ix. 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. x. the routes to be used by construction traffic to access and egress the site so as to avoid undue interference with the safety and operation of the public highway and adjacent roads, including construction traffic holding areas both on and off the site as necessary.

REASON: Details are required prior to development commencing as insufficient details have been submitted with the application, which are needed to ensure that the construction process is undertaken in a safe and convenient manner that limits impact on local roads and the amenities of nearby occupiers, the area generally and in the interests of highway safety and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011- 2029.

17. The replacement dwellings hereby permitted shall not be occupied until provision for the turning of vehicles and the parking of 3 vehicles for the 4 bedroom property and 2 vehicles for each of the 3 bedroom properties and provision for secure cycle parking facilities for 2 long and 1 short stay places per dwelling for the parking of cycles has been made within the curtilage of each property in accordance with the approved drawings and the areas so provided shall be maintained or used thereafter for the purposes of turning and parking of vehicles and storage of cycles, unless otherwise agreed in writing by the Local Planning Authority.

REASON: In the interests of highway safety and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and the Residential Parking Standards SPD (2012).

18. Within 3 months of the date of commencement a Construction Statement detailing how the new home shall meet a water efficiency standard of 110 litres or less per person per day has been submitted to and approved in writing by the Local Planning Authority, unless otherwise agreed in writing with the Local Planning Authority through a demonstration that this requirement for sustainable water use cannot be achieved on technical or viability grounds. The development shall be thereafter carried out and maintained in accordance with the approved details unless otherwise agreed in writing by the Local Planning Authority.

Informative(s):-

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.

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.

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.

4. 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 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

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

 Should the applicant subsequently seek a connection to discharge Foul Waters to the public network in the future then Thames Water would consider this to be a material change to the application details, which would require an amendment to the application and we would need to review our positon.

 Thames Water will aim to provide customers with a minimum pressure of 10m head (approx 1 bar) and a flow rate of 9 litres/minute at the point where it leaves Thames Waters pipes. The developer should take account of this minimum pressure in the design of the proposed development.

5. Where the developer proposes to discharge to a public sewer, prior approval from Thames Water Developer Services will be required. The contact number is 0800 009 3921. Reason –  to ensure that the surface water discharge from the site shall not be detrimental to the  existing sewerage system.

6. Section 4.4.2 of the submitted Biodiversity report gives advice on how any lighting required on site should be installed to minimise impacts on nocturnal species such as foraging bats.

17/02856/FUL Location plan

Block Plan 17/02856/FUL Existing

Proposed

17/02856/FUL Elevations – Dwelling Type A

Front

Rear

17/02856/FUL Elevations – Dwelling Type B

Front

Rear

17/02856/FUL Elevations – Dwelling Type C

Front

Rear

Cttee: 6 December Item No. 8 2017

Application no: 17/02965/ROC For Details and Plans Click Here

Site Address Rexford House Union Lane Plastow Green Headley Proposal Variation of condition 1 of planning consent 17/01140/ROC to allow for enlargement of drawing room, construction of dormer windows and rooflights, alteration to position and form of garage, and other internal/external amendments

Registered: 12 September 2017 Expiry Date: 7 November 2017 Type of Application: Removal/Variation of Case Officer: Trevor Campbell-Smith Condition (Sec 73) 01256 845661 Applicant: R. Bhagobati & G. Agent: Mr Mark Pettitt Wells Ward: Kingsclere Ward Member(s): Cllr Donald Sherlock Cllr Ken Rhatigan

Parish: ASHFORD HILL OS Grid Reference: 453246 161818 WITH HEADLEY CP

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

Reasons for Approval

1. The proposed development is of an acceptable size, bulk and design when assessed against the extant planning permission for the site and would not have a significantly detrimental impact on the character or visual amenities of this rural location and as such is considered to accord with the National Planning Policy Framework (March 2012) and Polices EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.

2. The development would provide a safe and suitable access and would not cause an adverse impact on highway safety and adequate parking would be secured to serve the proposed development and as such the proposal would comply with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.

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

4. The proposal would conserve and provide a framework for the enhancement of the biodiversity value and nature conservation interests of the site and as such the proposal would comply with the National Planning Policy Framework and Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.

5. The proposal would preserve the setting of the neighbouring Grade II Listed Building, Fair View and as such would comply with guidance contained within the National Planning Policy Framework (March 2012) and Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029.

General comments

The application is brought before the committee due to the number of objections received and the Officer's recommendation for approval in line with the council's scheme of delegation.

Planning Policy

The site is located outside any Settlement Policy Boundary and as such is considered to be in a countryside location.

National Planning Policy Framework (NPPF) (March 2012)

Core Planning Principles Section 6 (Delivering a Wide Choice of High Quality Homes) Section 7 (Requiring Good Design) Section 11 (Conserving and Enhancing the Natural Environment) Section 12 (Conserving and Enhancing the Historic Environment) PPS5 Planning for the Historic Environment: Historic Environment Planning Practice Guide

Basingstoke and Deane Local Plan 2011-2029

SS1 (Scale and Distribution of New Housing) SS6 (New Housing in the Countryside) CN1 (Affordable Housing) CN3 (Housing Mix for Market Housing) CN6 (Infrastructure) EM1 (Landscape) EM4 (Biodiversity, Geodiversity and Nature Conservation) EM6 (Water Quality) EM5 (Green Infrastructure) EM10 (Delivering High Quality Development) EM12 (Pollution)

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

Appendix 13 Design and Sustainability SPD (Extending your Home and Replacement Dwellings) Appendix 14 Design and Sustainability SPD (Countryside Design Summary) The Historic Environment: Buildings of Local Interest SPG The Historic Environment: Listed Buildings SPG Ashford Hill with Headley Village Design Guide

Other Relevant Legislation

The Planning and (Listed Buildings and Conservation Areas) Act 1990

Description of Site

The site is triangular in shape and has been fairly recently cleared of all the buildings which were on the site and formed Plastow Green Farm including an historic dwelling which was a diminutive one and a half storey cottage of vernacular scale and proportions included on the local list of Buildings of Local Architectural and Historic Interest. In addition there were a number of outbuildings on the site located to the north west of the dwelling. The site is bordered by mature landscaping consisting of trees and hedges.

The site can be accessed from an existing pedestrian and vehicular access along the front southern boundary and also an access point at the south western corner of the site and drive which runs along the northwest side of the site.

Proposal

This application seeks amendment to Condition 1 of 17/01140/ROC which granted the erection of a 5 bed dwelling and attached garage/cartshed with annexe accommodation over. This application would allow for amendments to the approved plans to allow for the following revisions to the approved scheme:

 Enlargement of the drawing room comprising of a single storey extension to the north west elevation (measuring 8m x 3.5m with a flat roof of a maximum height of 3.6 metres).  Insertion of six in number dormer windows (3 to the front elevation, 2 to the rear and 1 to the north west side).  Insertion of a rooflight window to the flat roofed area at the apex of the proposed dwelling.  Change of plant roof from catslide to flat roof.  Change to position of garage 0.8 of a metre to the south east.  Rooflight in garage moved to the south east elevation.  External door added to boot room in south west elevation.  Full width glazing to north western elevation of boot room changed to wall with a single door.  Minor internal amendments to accommodate stairs to accommodation in the loft space.

Consultations

Parish Council: "The Parish Council is objecting to this variation because the scale of the extension is disproportionate to the original footprint of the dwelling."

Conservation: No objection.

Landscape: No objection.

Highways: No objection.

Trees: No objection.

Public Observations

Six representations have been received with regard to this application, five raise objection and one is in support.

The representation in support had no further text.

The objections raised the following:

 The proposal would lead to further overdevelopment of the site.  The proposed 3rd floor would have an obvious impact day and night.  The proposal make a mockery of the system and is a disharmonious folly.  The proposal would result in a significant increase in an already sizable building.  The proposed alterations will lead to a building that is not in keeping with the rural character of the area or the surrounding buildings.  The proposed dormer windows will lead to overlooking of neighbours.  This is the 7th application in respect of this site and each has led to an increase in the bulk, mass and scale of the proposed building.  The proposal will lead to increased light pollution.

Relevant Planning History

13/02498/HSE Conversion of former workshop building to Approved 17.02.2014 residential use; the removal of existing outbuildings and partial demolition of main house to facilitate the erection of side and rear extensions; and, the erection of a four bay cart shed and associated remodelling works.

14/01147/FUL Erection of a replacement dwelling and four bay Approved 12.09.2014 cart shed (to replicate development under that approved 13/02498/HSE). Re-use of existing materials where appropriate and the removal of existing outbuildings

15/01948/FUL Erection of 6 bedroom dwelling and three bay Refused 03.08.2015 garage and erection of replacement cottage to be used as ancillary accommodation and associated works (Amended scheme to that approved under 14/01147/FUL)

15/04068/FUL Erection of dwelling and reconstruction of cottage Approved 29.03.2016 with link to dwelling for ancillary accommodation, and erection of a three bay garage

16/04381/FUL Erection of 5 bed dwelling and attached Approved 10.03.2017 garage/cartshed with annexe accommodation over. Associated parking, turning, landscaping, private amenity space, and new access

17/01140/ROC Variation of condition 1 of 16/04381/FUL to allow Approved 10.08.2017 enlargement of the kitchen and plant room, and positioning of the scheme further to the north west

Assessment

Planning History

There is an extensive planning history at the site. Planning permission was granted for applications 14/01147/FUL, which is now expired and 15/04068/FUL and 16/04381/FUL which remain extant, relating directly to the application site and are material considerations when determining this current planning application. Whilst some of the previous proposals included retaining the original farmhouse, which was a building of local interest, further surveying confirmed that the building was not capable of retention without a risk of loss of structural integrity and it was demolished.

The most recent of the approved schemes 15/04068/FUL and 16/04381/FUL proposed a larger dwelling closer to the cottage to be rebuilt and physically linking the two. In addition, the proposed rebuilt cottage contained accommodation which was considered to be ancillary to the proposed main house, with a gym and study as well as a bathroom, guest room and games/recreation room on the first floor. The extant planning permissions are a material consideration when considering the current proposal, setting out what could be erected on the site and what has previously been considered acceptable by the Local Planning Authority.

The dwelling approved under 16/04381/FUL was for a new two storey dwelling which would have 5 bedrooms. The main roof ridge of the property would be approximately 8.9 metres in height. Attached to the main house would be a garage/cart shed with a one bedroom annexe in the roof space above with a roof ridge height of approximately 7 metres. The proposed dwelling and garage would be 'L' shaped and occupy a central location within the site. The main dwelling would have brick elevations and a plain clay tile roof with the garage and annexe of timber weatherboarding and brick with a plain clay tile roof.

The approved scheme also proposed a new vehicular access onto Hill House Lane, towards the eastern most corner, with a blocking up of the existing vehicular access, which is located further along the south eastern boundary.

Subsequent to this 17/01140/ROC was approved which amended the proposal in the following regards:  Increased size of the kitchen at ground floor level.  Increased size of the plant room at ground floor level.  Relocation of the proposed dwelling and associated parking and turning and landscaping approximately 3 metres to the north west

The previously approved and extant permissions at the site represent a fall-back position for the applicant and as such it is considered that the matters for consideration in respect of this application concern any additional impacts upon the character of the area, neighbouring amenity, trees, or biodiversity arising from the proposed amendments to the previously approved scheme.

Principle of Development.

Policy SS6 of the Local Plan provided the principle of a one for one replacement of an existing dwelling on a site in the countryside. In this instance the principle of development was established by the granting of 16/04381/FUL which remains extant and is therefore a significant material consideration.

Impact on the character of the area/ design and Historic Assets

The proposed repositioning of the garage 0.8 metres to the North West of its previously approved position is not considered to have a detrimental impact upon the character of the area or upon visual amenity.

The proposed enlargement of the drawing room at the dwelling is modest in scale, designed to be in keeping with the development as a whole and of single storey height. The proposed rooflight windows, changes to fenestration and detailing of elements of the proposal are considered to lead to no detrimental impact upon the character of the area or upon the amenities of the streetscene when considered in the context of the extant previous approvals at the site. In this regard it is noted that the Landscape Officer has confirmed that he has no objection to the proposed amendments.

The Planning (Listed Buildings and Conservation Areas) Act 1990 requires consideration of a proposal upon the setting of a heritage asset, which could comprise a listed building or conservation area. The site does not sit within or adjoin the curtilage of any statutory listed building, with the nearest, Fair View, a grade II listed building which is located approximately 50 metres North West of the proposed development. Given the distance between the two sites across an open field and the lack of historic connection between the two sites, it is considered that the amendment to the development now sought would not have any new adverse harm upon the setting of these heritage assets as to result in harm to their significance.

As such, when the extant permissions at the site are taken into account the proposal is considered to be acceptable in terms of its design and impact on the character and visual amenities of the area and the setting of the nearby listed building. The proposal is therefore considered to be in compliance with Policies EM1, EM4, EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029.

Trees

The Tree Officer has raised no objection to the proposal. It is therefore considered appropriate to impose a condition which requires adherence to the tree protection measures detailed the previous approval in the interest of the character and amenity of the site and the landscape character of the area.

Impact on neighbouring amenities

There are no residential properties immediately adjoining the site. The nearest properties to the proposed dwelling are Fair View which would be approximately 80 metres to the northeast, Ulandi which would be approximately 50 metres to the southwest and The Elms which would be over 100 metres to the southwest of the proposed dwelling. These separation distances are considered to be sufficient to prevent the proposed dormer windows to the approved dwelling from leading to detrimental impacts on the amenities of neighbours in terms of loss of light, overbearing or loss of privacy impacts and are significantly in excess of the 28 metre minimum back to back relationship recommended in the Residential Amenity Design Guide (Appendix 16 of the Design and Sustainability SPD) for a three storey dwelling.

As such it is considered that the proposal is in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.

Highways and Parking

The proposed amendments do not impact upon internal parking and manoeuvring layouts or access arrangements and as such the Highway Officer has confirmed he has no objection to the proposals. Relevant conditions as imposed at the granting of 17/01140/ROC will be imposed in the interests of highway safety.

Biodiversity

The Biodiversity Officer raised no objection to the application approved under reference 17/01140/ROC subject to in formatives in relation to the Wildlife and Countryside Act 1981 and breeding birds, given that the proposal involves the removal of vegetation. Such an approach is considered reasonable in respect of this application

The proposal is therefore considered to be acceptable in relation to Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 and the NPPF.

Conclusion

It is considered that whilst this proposal would represent an enlargement of the previously approved dwelling, when considered against previous permissions, this development would be of acceptable size, bulk and design and would not have a detrimental impact on the character or visual amenities of this rural location and as such is considered to accord with the National Planning Policy Framework (March 2012) and Polices SS6, EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.

Conditions imposed upon 16/04381/FUL

The grant of a planning permission for a Section 73 application enables the Local Planning Authority to impose planning conditions that are deemed appropriate and meet the relevant tests as cited within the NPPF (para 204). Given that the application provides a new planning permission, it is considered necessary and reasonable to continue to impose those planning conditions from 16/04381/FUL permission that remain relevant to the development for clarity and completeness, with amended phrasing where applicable.

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:

Drawing No. 161006-01: Site Location Plan at 1:1250 (A3); Drawing No. 161006-107: Site plan and Block Plan at 1:200/1:500 (A1); Drawing No. 161006-108: Design Scheme (Floor Plans) at 1:100 (A1); Drawing No. 161006-109 Rev A: Design Scheme (Elevations) at 1:100 (A1). Drawing No. 161006-251 Rev B: Access Plan (A3). Landscape Plan

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 Development shall commence on site in accordance with the details of the types and colours of external materials to be used, including colour of mortar, as approved under 17/01419/CONDN with regard to Condition 3 of 16/04381/FUL on the 26 June 2017. The development shall be carried out and thereafter maintained in accordance with the details so approved unless otherwise agreed in writing by the Local Planning Authority.

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

4 Development on site shall commence in accordance with the materials to be used for hard and paved surfacing Approved under as approved under 17/01419/CONDN with regard to Condition 4 of 16/04381/FUL on the 26 June 2017. The approved surfacing shall be completed before the buildings that would utilise that surface are first occupied and thereafter maintained unless otherwise agreed in writing by the Local Planning Authority.

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

5 Development shall take place in accordance with the scheme of landscaping which shall specifies species, planting sizes, spacing and numbers of trees/shrubs to be planted (including replacement trees where appropriate) approved in respect of as approved under 17/01419/CONDN with regard to Condition 5 of 16/04381/FUL on the 26 June 2017. The works approved shall be carried out in the first planting and seeding seasons following the first occupation of the building(s) or when the use hereby permitted is commenced. In addition, a maintenance programme detailing all operations to be carried out in order to allow successful establishment of planting, shall be submitted to and approved in writing by the Local Planning Authority before development commences. Any trees or plants which, within a period of 5 years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, to be agreed in writing by the Local Planning Authority.

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

6 No work relating to the construction of the development hereby approved, including works of demolition or preparation prior to operations, shall take place before the hours of 0730 nor after 1800 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays nor on Sundays or recognised public holidays, 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 Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.

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

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

8 The development hereby approved shall be undertaken and thereafter maintained in adherence with the Interpretive Report on Ground Contamination dated May 2017 unless otherwise agreed in writing by the Local Planning Authority.

REASON: To ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.

9 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 Interpretive Report on Ground Contamination dated May 2017 that any remediation scheme required and approved under the provisions thereof 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 Interpretive Report on Ground Contamination dated May 2017unless otherwise agreed in writing by the Local Planning Authority. REASON: To ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.

10 Development shall take place, in accordance with the Construction Method Statement approved in relation to as approved under 17/01419/CONDN with regard to Condition 10 of 16/04381/FUL on the 26 June 2017 unless otherwise agreed in writing by the Local Planning Authority.

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

11 Development shall take place, in accordance with the method of construction of the proposed access as approved under 17/02801/CONDN with regard to Condition 11 of 16/04381/FUL on the 5 October 2017, unless otherwise agreed in writing by the Local Planning Authority. The agreed details shall be fully implemented before the dwellings are occupied.

REASON: to ensure a satisfactory means of access to the highway in accordance with Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029

12 Development shall take place, in accordance with the method of construction of the proposed access as approved under 17/02801/CONDN with regard to Condition 11 of 16/04381/FUL on the 5 October 2017, unless otherwise agreed in writing by the Local Planning Authority. The agreed details shall be fully implemented before the dwellings are occupied.

REASON: to ensure a satisfactory means of access to the highway in accordance with Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029

13 Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking or re-enacting that Order with or without modification) the accesses identified for closing on the site plan 161006-103 as approved under reference 17/01140/ROC shall be stopped up, abandoned and re- instated in accordance with a scheme to be submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be provided immediately after completion of the new access and prior to the first occupation of the building.

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

14 Any gates provided shall be set back a minimum distance of 6 metres from the edge of the carriageway of the adjoining highway and shall be thereafter maintained, unless otherwise agreed in writing by the Local Planning Authority.

REASON: In the interests of highway safety and to prevent the obstruction of the highway by vehicles entering and exiting the site in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.

15 The dwelling hereby permitted shall not be occupied until provision for the turning of vehicles and the parking of 4 cars and long-stay storage for a minimum of 2 cycles plus minimum parking for 1 short-stay cycle has been made within the curtilage of the property. The areas so provided shall not be used for any purpose other than the 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 Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and the Residential Parking Supplementary Planning Document.

16 Development shall be undertaken and thereafter maintained in adherence with the tree protection measures set out on drawing 161006-250 Rev A as approved under reference 17/01140/ROC unless otherwise agreed in writing by the Local Planning Authority

17 The living accommodation to be provided within the first floor above the garage and cart shed hereby permitted shall not be occupied at any time other than for purposes ancillary to the residential use of the dwelling hereby approved and shall not be sub-let, sold off or used as a separate unit of residential accommodation.

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 Policy SS6 of the Basingstoke and Deane Local Plan 2011-2029.

18 This permission shall only be implemented in substitution for and not in addition to planning permissions 14/01147/FUL, 15/04068/FUL 16/04381/FUL or planning permission ref: 17/01140/ROC

REASON: To prevent an overdevelopment of the site and to ensure only one dwelling is constructed in accordance with Policy SS6 of the Basingstoke and Deane Local Plan 2011-2029 in respect of replacement dwellings and to protect the visual amenities and character of the area, in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.

19 The development hereby permitted shall not be occupied/brought into use until a technical report and a certification of compliance demonstrating that the development has achieved the water efficiency standard of 110 litres of water per person per day (or less) has been submitted (by an independent and suitably accredited body) to and approved by the Local Planning Authority. The development shall be carried out in accordance with the approved details unless otherwise agreed in writing by the Local Planning Authority.

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

Informative(s):-

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

considering the imposition of conditions.

In this instance:

the application was acceptable as submitted and no further assistance was required.

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

3. The applicant's attention is also drawn to the protection of breeding birds under the Wildlife and Countryside Act 1981.This makes it an offence to kill or harm birds or damage or destroy their eggs. To avoid contravening these provisions it would be advisable to avoid carrying out any work that might damage an active nest during the bird breeding season (March to August inclusive). The applicant's attention is also drawn to the protection of reptile species under the Wildlife and Countryside Act 1981.This makes it an offence to kill or harm reptiles. To avoid contravening these provisions it would be advisable to carry out a phased vegetation clearance using pedestrian operated tools (e.g. brush cutters) cut vegetation to 20cm, followed by a cut at 10cm and then keep the vegetation short. It is noted that there are also piles of rubble, the piles should ideally be hand loaded into or moved, if any reptiles are encountered advice should be sought from a suitably qualified ecologist.

4. With respect to the Means of Access Condition above 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 publicly 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 within the public highway and or an 'ordinary watercourse'. It is an offence to commence those works without the permission of the Local Highway Authority, and or the Local Flood Authority, both Hampshire County Council. In the interests of highway and watercourse safety the development must not commence on-site until permission and formal agreement, as required, 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 publicly 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. 17/02965/ROC Location plan

17/02965/ROC Block Plan

17/02965/ROC Floor Plans

Ground Floor

17/02965/ROC First Floor

Attic

17/02965/ROC Elevations

North East Elevation

South East Elevation

North West Elevation

17/02965/ROC South West Elevation

North West Elevation showing all glazing to Boots/ Rear Hall

North East Elevations showing glazing to rear hall and drawing room extension

Cttee: 6 December Item No. 9 2017

Application no: 17/03291/FUL For Details and Plans Click Here

Site Address Land Adjacent To Christ Church Baughurst Road Ramsdell Hampshire Proposal Erection of village hall with associated access and parking

Registered: 28 September 2017 Expiry Date: 23 November 2017 Type of Application: Full Planning Case Officer: Stephanie Baker Application 01256 845578 Applicant: PCC Christ Church - Agent: Mr R Cornish Ramsdell Ward: Sherborne St. John Ward Member(s): Cllr Tristan Robinson

Parish: WOOTTON ST OS Grid Reference: 458912 157498 LAWRENCE CP

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

Reasons for Approval

1. The proposal would provide an improved essential facility to help sustain and enhance the vitality and viability of the local community in accordance with Policy CN7 of the Basingstoke and Deane Local Plan 2011-2029 and Paragraph 70 of the National Planning Policy Framework 2012.

2. The proposal would integrate successfully into the street scene and would not harm the intrinsic character or overall appearance of the landscape. The proposal would be of an appropriate design, height and character in relation to its context. As such the proposal would comply with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011- 2029 and Section 7 of the National Planning Policy Framework 2012.

3. The proposed development would preserve the character of the Ramsdell Conservation Area and setting of nearby Listed Building (Christ Church) and as such complies with Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029 and Section 12 of the National Planning Policy Framework 2012.

4. The proposal would conserve the biodiversity value and tree conservation interests of the site and as such the proposal would comply with Policies EM1 and EM4 of the Basingstoke and Deane Local Plan 2011-2029 and the National Planning Policy Framework 2012.

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 Policies CN9 & EM10 of the Basingstoke and Deane Local Plan 2011-2029.

6. The proposed development would not result in any undue loss of privacy or cause undue loss of light, overbearing or noise and disturbance impacts to occupiers of neighbouring properties and as such complies with Policies EM10 & EM12 of the Basingstoke and Deane Local Plan 2011-2029.

General comments

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

Planning Policy

The site lies outside of any Settlement Policy Boundary, within the Ramsdell Conservation Area.

National Planning Policy Framework (NPPF) (March 2012)

Section 7 (Requiring good design) Section 8 (Promoting healthy communities)

Basingstoke and Deane Local Plan 2011-2029

Policy SD1 (Presumption on Favour of Sustainable Development) Policy CN7 (Essential Facilities and Services) Policy CN9 (Transport) Policy EM1 (Landscape) Policy EM4 (Biodiversity, Geodiversity and Nature Conservation) Policy EM10 (Delivering High Quality Development) Policy EM11 (The Historic Environment) Policy EM12 (Pollution)

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

Ramsdell Conservation Area Appraisal 2004 Appendix 4 of the Design and Sustainability Supplementary Planning Document 'Conservation Areas' 2008 Appendix 5 'Construction Statements' of the Design and Sustainability Supplementary Planning Document 2008 Appendix 6 'Storage and Collection of Waste and Recycling' of the Design and Sustainability Supplementary Planning Document 2008 (2015 version) Appendix 14 of the Design and Sustainability Supplementary Planning Document 'Countryside Design Summary' 2008

Description of Site

The site is an undeveloped parcel of land adjacent to Baughurst Road to the south-west and Grade II Listed Christ Church to the south-east of the site. The site is bounded by vegetation and mature trees. To the north-west is another parcel of undeveloped land and to the northeast lie residential properties.

Proposal

The proposed development is for the erection of a village hall, creation of vehicular access and parking area.

The proposed hall measures 25 metres in width, 16.7 metres in depth and 8.6 metres in maximum height. The lower roof level measures 5.8 metres in height.

The proposed materials are a combination of Flemish bond brickwork, timber cladding above brick plinth, slate roofs and glazing. The proposal includes solar panels and rooflights.

Consultations

Environmental Health Officer: No objection subject to conditions.

Tree Officer: Further information required.

Biodiversity Officer: No objection subject to condition.

Local Highway Authority: No objection subject to conditions.

Conservation Officer: No objection subject to conditions.

Community Development Officer: No comments received.

Public Observations

Ten letters of objection received, summarised as follows;

 Appearance and design not in-keeping with the residential properties  Car parks in quiet unlit communities attract travellers  Conservation Area inappropriate for development  Disturbance and noise to neighbours  Existing hall is serviceable and rarely used  Hall hire charges may increase if new facility provided  Hall would reduce land available for burials  If hired to people outside the village traffic would increase  Inconvenience during building works, builders should be prevented from entering the graveyard  Increased risk of flooding  Increased traffic would increase pollution  Lease for existing hall has limited years remaining  Light pollution  Little public consultation  Loss of privacy  Only 2 groups would use the hall  Proposed hall smaller than existing hall  Site and car park could encourage visits for ‘illicit purposes’ when not in use  There will be difficulty maintaining or repairing the hall if built  Village has drainage problems  Would be better placed with cricket, tennis or playground facilities  Would pose a security risk to neighbouring properties

Nine letters of support received, summarised as follows;

 Church could use a car park  Church of England offering land free for 100 years  Cost effective community asset  Desperate need  Existing near the end of its functional life  Greater proximity to church would be much needed  In-keeping with the Conservation Area  Intended for whole community  Modest size  Mother and toddler group would be able to meet there  Neighbourhood Planning team researched interest – majority supportive  No noise issues subject to conditions  Play a significant role in preserving the identity of the community  Pleasant re-design from first submission  Under use of the existing hall due to the poor state and inadequate facilities

Relevant Planning History

17/01555/FUL Erection of new Community Centre with associated Withdrawn 22.09.2017 new access and parking

The proposal is a revised scheme and the materials and design have been altered to reflect previous comments from the Case Officer and Conservation Officer under 17/01555/FUL.

Assessment

Principle of development

Policy CN7 of the Local Plan outlines essential facilities and services and village halls are listed as essential facilities. Policy CN7 states that development proposals will be permitted where they provide or improve essential facilities and services, and sustain and enhance the vitality and viability of communities.

Paragraph 70 of the NPPF states that to deliver the social, recreational and cultural facilities and services the community needs, planning policies and decisions should: plan positively for the provision and use of shared space, community facilities and other local services to enhance the sustainability of communities and residential environments; guard against the unnecessary loss of valued facilities and services, particularly where this would reduce the community's ability to meet its day-to-day needs.

Policy CN7 states that one of the aims of the policy is to facilitate opportunities for meetings and social engagement by members of the community to achieve long-term sustainability of communities. It outlines that essential facilities and services include community buildings such as community centres and village halls. This proposal is considered to enhance the viability and vitality of the local community by improving the ancillary storage provision to support the essential facility.

The proposed hall has been designed to provide adaptable spaces which are suitable for use by various community groups. Whilst no comments have been received from the Community Development Officer on the current application, on the previous submission (17/01555/FUL) they provided the following comments;

 There is currently a sufficient supply of community facilities within an acceptable distance for the local Ramsdell community, however the condition of the current provision is poor and in need of significant upgrade.  Due to the age and condition of the existing community facility we would support the proposal for a new replacement facility to consume the current demand.  This would be on the premise that the existing building was demolished and only the new provision remained.

In respect of these comments, the Community Development Officer is supportive of a replacement facility. However, it is indicated they would wish to see the existing building demolished. As the existing facility is not under the control of the applicant, this is not a reasonable or feasible requirement. The existing village hall is 100 metres away, located within the North Wessex Downs AONB to the south-west. It sits behind residential properties, accessed via a narrow lane which is also a public right of way; Wootton St Lawrence 4. There is a small parcel of grass to the rear which appears to have previously been used for a playgroup due to the provision of a children’s’ playhouse. There are unallocated parking areas to the front and side of the existing hall, which would be accessible in a tandem nature. The front of the building is accessible via three raised steps and there is no wheelchair access. The existing village hall building measures 24 metres in length by 7 metres in width.

In the event that two community buildings resulted from approval of this application, it is not considered that there would be material harm from that scenario. The location of the proposed village hall, adjacent to Christ Church, with a path directly into the church grounds, would allow it to serve a functional relationship with church activities, celebrations and events. The existing village hall would not be able to function in the same way due to its limited size, external arrangements, limited parking and separation distance from the church.

The Design and Access Statement clarifies that the services within Christ Church (within the blue line, i.e. under the applicant’s control) are limited which constrict the practicality and flexibility of the Listed Building. The Design and Access Statement sets out that maintenance and repair of the existing hall are uneconomical and a number of public comments state that the lease of the existing village hall is limited in respect of remaining years whereas the proposed site would be leased for 100 years. Land ownership and tenancy agreements are not material planning considerations and the specifics of the existing lease for the village hall and proposed lease for the application hall have not been provided and do not form part of the material considerations.

The principle of the proposed community facility is acceptable in line with Policy CN7 and Paragraph 70 of the NPPF and there is no policy objection to the provision of two halls.

Impact on the character of the area/ design

Policy EM1 states that development will be permitted only where it can be demonstrated that the proposals are sympathetic to the character and visual quality of the area concerned and must respect, enhance and not be detrimental to the character or visual amenity of the landscape likely to be affected. Policy EM10 states that proposals will be required to respect the local environment, contribute to the streetscene and be visually attractive.

The proposed village hall would be visible from the north-west when driving along Baughurst Road and would be prominent in views from the south-west opposite Baughurst Road. From a wider landscape perspective, the proposed building would not be unduly prominent in views from the north or east. The proposal would generate a visual change from the current situation, given that it is an undeveloped parcel of land. However the revised appearance of the site would not be visually harmful and would respect the visual quality and character of the area.

The proposed siting of the building is acceptable as it is appropriately set-back within the plot and would respect Christ Church as it would be located behind the building line of Christ Church. The proposal is of an attractive design and appearance with an acceptable combination of materials which would sit comfortably within the streetscene. The design creates visual interest and would not be harmful to visual amenity. When viewed against the backdrop of the church the context of built form is acceptable. The design with a tall pitched roof provides a suitable degree of connection with the church without harming the setting of the Listed Building or the Conservation Area.

The loss of an undeveloped parcel of land due to the introduction of built form on the site would be outweighed by the community benefits of the scheme and the wider visual impacts could be adequately controlled by condition to secure adequate landscaping.

The proposal is considered to be acceptable in respect of Policies EM1 and EM10 of the Local Plan.

Impact to heritage assets

Policy EM11 establishes that proposals must conserve or enhance the quality of the borough's heritage assets, which includes Conservation Areas and the setting of Listed Buildings. Policy EM11 states that proposals will be permitted where they demonstrate an understanding of the character and setting of Conservation Areas and respect historic interest and local character and ensure the use of appropriate materials, design and detailing.

As a starting point, Local Planning Authorities have a statutory duty under the Planning (Listed Buildings and Conservation Areas) Act 1990 to have special regard to preserving or enhancing the character or appearance of a Conservation Area when considering planning applications. The National Planning Policy Framework (NPPF) states that great weight should be given to the conservation of the asset (paragraph 132).

By virtue of the design and siting of the proposed development the proposal would conserve the quality of the Conservation Area and respect the setting of the Listed Church. The proposed materials and design would respect the local character and complement the appearance of the church in the streetscene.

The Conservation Officer has confirmed they raise no objections to the proposal subject to the inclusion of conditions relating to materials, surfacing and boundary treatments. These conditions are considered to be reasonable and necessary to ensure high quality design and respect the Conservation Area and Listed Building and as such have been included.

Impact on neighbouring amenities

Policy EM10 requires developments to provide high levels of amenity for neighbouring occupiers regarding privacy, amenity space and natural light.

The proposal would not result in any adverse neighbour impacts by way of overbearing, overlooking or loss of light given the siting and design of the building together with the significant separation distances from residential properties at over 55 metres to the south-east, 65 metres to the south-west and 73 metres to the north-west.

In respect of noise or disturbance from the use of the building, the proposal would have a greater impact upon immediate neighbouring occupiers than the existing situation which is an undeveloped parcel of land. However the proposal is not considered to result in significant detrimental impacts to residential neighbours by way of noise or disturbance such to warrant refusal of permission. Conditions were suggested by the Environmental Health Officer in respect of hours of construction and hours of deliveries which have been included to respect neighbouring amenities. In addition, it is considered to be reasonable and necessary to impose conditions restricting the hours of use of the premises and hours of amplified sound being played from the site in order to prevent adverse impacts to the residential neighbours;

The premises shall only be open between the hours of;  0800 - 2230 hours Sunday to Thursday  0800 – 2330 hours on Fridays and Saturdays

Any amplified sound within the building shall cease at;  2200 hours Sunday to Thursday  2300 Fridays and Saturdays

Subject to conditions, the proposal is acceptable in neighbouring amenity respects in line with Policies EM10 and EM12 of the Local Plan. Parking

Policy CN9 sets out that development should provide appropriate on-site parking and should not result in inappropriate traffic generation or compromise highway safety. Policy EM10 requires developments to provide adequate vehicular parking and cycle storage.

The proposal is for a new village hall adjacent to Christ Church, to be accessed directly via Baughurst Road. The proposal would result in an increase in use of the site by vehicles, which currently has no vehicular access. The proposed access would be to the north-west of the site and as it would be formed onto a classified road, would be required to meet HCC Highways vehicular access standards. The suggested condition from the Local Highway Authority has been amended to require details of the access to be provided to the Local Planning Authority in order to ensure a satisfactory means of access with the highway and ensure the access is constructed before the approved buildings in the interests of highway safety. In respect of the requirement for the access to meet HCC standards this is considered to be more appropriate as an informative as it is a separate process and as such has been included to make the applicant aware.

The proposed parking and turning area would accommodate up to 25 vehicles with the parking bays measuring 2.4 metres by 4.8 metres as required by the SPD and two bays measure 3 metres in width where they are closest to the building. The proposed cycle storage is centrally located within the site, adjacent to the ‘secluded garden’. The proposed refuse and recycling storage collection point is to the north-west of the site, adjacent to the vehicular access. The plans illustrate there would be screening to this area.

The Local Highway Authority has raised no objection to the proposal subject to the inclusion of conditions to secure adequate visibility splays, prevent means of enclosure across the access unless set-back into the site and parking and turning of construction vehicles. The parking and turning of construction vehicles is captured in the Construction Method Statement condition and the other suggested conditions have also been included.

The proposal is considered to be acceptable in respect of Policies CN9 and EM10 of the Local Plan.

Trees

The Tree Officer has raised concerns with regard to the Oak Tree to the front of the site (T7 on the arboricultural plan) and a group of trees between the site and Christ Church (G3 and G4 on the arboricultural plan). In this respect, the parking plan shows 25 spaces whereas the calculation for parking requirements for the facility are 20 spaces. It is therefore considered that a condition worded to require the submission of a revised parking layout/tree protection plan to illustrate adequate parking provision as well as siting the parking bays outside of the Root Protection Areas of T7, G3 and G4 is reasonable and offers a solution to satisfy the Tree Officer’s concerns. The Tree Officer has confirmed they would raise no objection to this approach and as such a condition has been included.

Biodiversity

The Council's Biodiversity Officer has confirmed that the ecological report provides sufficient mitigation measures to address the following;

 Protection of birds and their nests by undertaking vegetation clearance outside of bird nesting season (beginning of March to end of September).  Retention of short expanse of grass on the site up until the use commences to deter use by reptiles and amphibians.  Any external lighting to be at low, controlled levels in accordance with the Bat Conservation Trust guidelines  If any dormice, bats, reptiles or amphibians are located on site during the construction, works should cease and a suitably qualified ecologist should be contacted immediately.

In respect of the low-level lighting, a condition will be included to require the details of any external lighting to be submitted to the LPA for assessment in the interests of visual amenity as well as to prevent disturbance to bats.

As such, with no objection to the proposal from the Biodiversity Officer and subject to the imposition of a condition to secure these mitigation measures and enhancements, the proposal would accord with Policy EM4 of the Local Plan.

Pollution

Policy EM12 establishes developments will be permitted where they do not result in pollution which is detrimental to quality of life or pose unacceptable risks to health or the natural environment.

Noise - as confirmed above within the neighbouring amenity section, conditions have been included to restrict hours of construction, delivery, operation and amplified sound to protect neighbouring amenity.

No contamination concerns were raised by the Environmental Health Team and there are no registered or historic landfill sites, nor are there historic uses of the site which would be considered to have contaminated the land. The proposed use is not sensitive to contamination.

Light pollution impacts have been adequately addressed by the condition included (as noted within the Biodiversity section) to prevent external lighting without the written consent of the LPA on an application made for that purpose. This would prevent light intrusion to neighbouring properties as well as protecting the intrinsically dark landscape and avoiding harm to biodiversity.

Subject to conditions, the proposal is acceptable in line with Policy EM12.

Other matters

The concerns relating to the security of neighbouring land is unclear, land can be enclosed under the GPDO (2015) unless expressly restricted by planning condition.

Regarding flooding on the site, a condition has been included to secure information of hard and soft landscaping which will allow the Local Planning Authority to assess whether the surfacing would be permeable or whether areas for water run-off would be required. In respect of drainage, this is a matter controlled under separate legislation (Building Control Regulations).

In respect of the publicity of the application, the statutory requirements for publication were met in the respect that the site notice was displayed on the site for 21 days from 8 October and a notice was also placed within the Basingstoke Gazette. Neighbour letters were sent directly to residential neighbours whose boundaries adjoin the site, or who have a line of sight across the site itself.

The use of the site by the gypsy and travelling community is not a material planning consideration. Illicit use of the site when not being hired is not a material planning consideration.

Inconvenience during works have been addressed via conditions restricting the hours of deliveries and works.

Other matters raised within public representations relating to hire costs of the hall, future maintenance, land available for burials, potential for co-location of hall with sports or playground facilities, alternative (and therefore not proposed) uses are not material planning considerations.

Conditions

1 The development hereby permitted shall be carried out in accordance with the following approved plans and documents unless otherwise agreed in writing with the Local Planning Authority, or unless stipulated otherwise in the conditions below:

Location Plan 1021/001 Rev P3 Block Plan 1021/002 Rev P3 Highway Site Plan 1021/104 Rev P1 Roof Plan 1021/101 Rev P4 Ground Floor Plan 1021/100 Rev P4 First Floor Plan 1021/101 Rev P4 South Elevation 1021/110 RevP4 East Elevation 1021/113 Rev P4 North Elevation 1021/112 Rev P4 West Elevation 1021/111 Rev P4 Biodiversity Report by Lowans Ecology and Associates dated 26/09/2017 Arboricultural Impact Assessment and Method Statement by Helen Brown Treescapes dated 26/09/2017 Design and Access Statement September 2017 Rev. 1

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

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

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

3 No development shall commence on site until details of the types and colours of external materials to be used, including bricks and colour of mortar, timber cladding, slate tiles, solar panels, windows and doors, together with samples or product links as relevant, 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 and samples are required prior to development in order to provide high quality development and in light of the level of information submitted and in the interests of the visual amenities of the area and in accordance with Policies EM1 and EM11 of the Basingstoke and Deane Local Plan 2011-2029 and Sections 7 and 12 of the NPPF 2012.

4 Prior to building above ground floor slab level, full details of both hard and soft landscape proposals shall be submitted to and approved in writing by the Local Planning Authority. These details shall include, means of enclosure, car parking layouts, pedestrian access and circulation areas and hard surfacing materials. Soft landscape details shall include planting plan, specification (including cultivation and other operations associated with plant and grass establishment), schedules of plants, (including replacement trees where appropriate), noting species, planting sizes and proposed numbers/densities where appropriate, as well as any works to enhance wildlife habitats where appropriate. In addition, an implementation timetable for each phase shall be submitted to and approved in writing by the Local Planning Authority before development commences. All hard and soft landscape works shall be carried out in accordance with the approved details in accordance with the timetable agreed with the Local Planning Authority. Any trees or plants which, within a period of five years after planting, are removed, die or become seriously damaged or defective, shall be replaced in the next planting season with others of species, size and number as originally approved, to be agreed in writing by the Local Planning Authority.

REASON: Details are required in order to ensure the provision, establishment and maintenance of a reasonable standard of landscaping and to preserve the character and appearance of the area in accordance with Policies EM1 and EM11 of the Basingstoke and Deane Local Plan 2011-2029 and Sections 7 and 12 of the NPPF 2012.

5 No development shall take place 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. means of access (temporary or permanent) to the site from the adjoining maintainable public highway, including the associated traffic management arrangements; ii. the parking and turning of vehicles of site operatives and visitors off carriageway (all to be established within one week of the commencement of development); iii. loading and unloading of plant and materials away from the maintainable public highway; iv. storage of plant and materials used in constructing the development away from the maintainable public highway; v. wheel washing facilities or an explanation why they are not necessary; vi. the erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate; vii. measures to control the emission of dust and dirt during construction; viii. a scheme for recycling and disposing of waste resulting from construction work; and ix. 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. x. the routes to be used by construction traffic to access and egress the site so as to avoid undue interference with the safety and operation of the public highway and adjacent roads, including construction traffic holding areas both on and off the site as necessary. REASON: Details are required prior to commencement because insufficient information was provided with 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 Policy CN9 of the Basingstoke and Deane Local Plan 2011- 2029. 6 The approved use of the site shall not commence until provision for the turning, loading and unloading of vehicles and the parking of 20 vehicles, secure storage for cycles and the storage of refuse and recycling has been provided on the site and the facilities so provided shall be thereafter retained, unless otherwise agreed in writing by the Local Planning Authority. REASON: In the interests of highway safety and amenity and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.

7 The means of enclosure along the boundary with the highway shall be maintained to a height not exceeding 600mm for a distance of 6 metres from the access in both directions, as displayed on the approved plan 1021/104 Rev P1. REASON: To ensure adequate visibility is provided on exit of the site and retained in perpetuity in the interests of highway safety in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029. 8 Notwithstanding the Plan 1021/104 and Appendix 4 of the Arboricultural Impact Assessment and Method Statement (Tree Protection Plan) further information shall be provided within one month of the date of this approval, to demonstrate to the satisfaction of the Local Planning Authority the on-site parking bays will not be located within the Root Protection Area of T7, G3 or G4 as annotated on Appendix 4. Further information shall also be provided relating to any construction within the Root Protection areas of T7, G3 and G4 and detail the location of proposed utility services to ensure there is no adverse harm to these trees during construction works or as a result of compaction over time. The development shall be thereafter carried out in accordance with the approved details unless otherwise agreed in writing by the Local Planning Authority.

REASON: Details are required prior to commencement because insufficient information was provided with the application and in accordance with Policy EM1 of the Basingstoke and Deane Local Plan 2011-2029.

9 Any gates provided at the vehicular entrance shall be set back a minimum distance of 3 metres from the edge of the carriageway of the adjoining highway with the gates opening or sliding into the site away from the public highway. Any gates shall be thereafter retained and maintained, unless otherwise agreed in writing by the Local Planning Authority.

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

10 Enhancements and mitigation measures shall be carried out in accordance with the procedures and recommendations laid out in the Biodiversity Report by Lowans Ecology and Associates dated 26/09/2017.

REASON: To maintain biodiversity and where possible create a net gain in the long- term, in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011- 2029.

11 No external lighting shall be installed on the site without the prior written consent of the Local Planning Authority.

REASON: In the interests of the visual amenities of the area, intrinsically dark landscape and to protect biodiversity in line with Policies EM1, EM4 and EM10 of the Basingstoke and Deane Borough Local Plan 2011-2029.

12 No work relating to the construction of the development hereby approved, including works of demolition or preparation prior to operations, shall take place before the hours of 0730 nor after 1800 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays nor on Sundays or recognised public holidays, unless otherwise agreed in writing by the Local Planning Authority . REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011- 2029.

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 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 with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011- 2029.

14 The premises hereby approved shall only be open between the hours of 0800 - 2230 hours Sunday to Thursday and 0800 - 2330 hours on Fridays and Saturdays.

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

15 Any amplified sound within the building shall cease at 2200 hours Sunday to Thursday and 2300 hours on Fridays and Saturdays.

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

Informatives:-

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

 offering a pre-application advice  seeking further information following receipt of the application  considering the imposition of conditions

In this instance:

 the applicant was updated of any issues after the initial site visit  was provided with pre-application advice

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

3. 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. It is an offence to commence those works without the permission of the Local Highway Authority authorising any necessary works 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.

17/03291/FUL Location plan

17/03291/FUL Block Plan

17/03291/FUL Site Layout Plan

17/03291/FUL Elevations

North

West

17/03291/FUL South

East

17/03291/FUL Floor Plans

Ground Floor

17/03291/FUL First Floor