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20 May 2020 Item No. 1 Application No Cttee: 20 May 2020 Item No. 1 Application no: 19/01977/FUL For Details and Plans Click Here Site Address Land Adjacent To Nately Towers Scures Hill Nately Scures RG27 9JS Proposal Erection of 1 no. 5 bed dwelling with double garage and creation of a new access Registered: 22 July 2019 Expiry Date: 10 January 2020 Type of Full Planning Case Officer: Phillip Richards Application: Application 01256 845314 Applicant: Mr & Mrs Agent: Mr Jonathan Jarman Livingstone Ward: Basing Ward Member(s): Cllr Onnalee Cubitt Cllr Sven Godesen Cllr Paul Gaskell Parish: NEWNHAM CP OS Grid Reference: 470431 153200 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 erection of a single dwelling where no locally agreed need has been identified contrary to Policies SS1 and SS6 (e) of the Basingstoke and Deane Local Plan 2011-2029. However the dwelling would not be in an isolated location and the Local Plan Policies with regards to housing are considered to be out of date as a result of the current lack of a 5 year housing land supply. The benefits identified whilst modest, would outweigh the conflict found with the currently out of date Policy SS6 (e) whereby no demonstrated harm would be presented by the development that would outweigh the benefits when assessed against the National Planning Policy Framework (NPPF) (2019) as a whole. 2. The proposed development would be of an appropriate design and would relate in a sympathetic manner to the street scene and character of the area and as such complies with the National Planning Policy Framework (February 2019), Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Section 11 of the Design and Sustainability Supplementary Planning Document (July 2018). 3. The proposed development, with conditions, would not result in an undue loss of privacy or cause undue overlooking, overshadowing, overbearing or noise and disturbance impacts to the occupiers of neighbouring properties and as such complies with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Sections 10 and 11 of the Design and Sustainability Supplementary Planning Document (July 2018). 4. 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 Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029. 5. The proposal would conserve the biodiversity value and nature conservation interests of the site and as such the proposal would comply with the National Planning Policy Framework (February 2019) and Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029. General Comments The application is brought before the Development Control Committee in line with the Council’s Scheme of Delegation due to the number of objections received and the Officer’s recommendation for approval. Planning Policy The application site lies outside any defined Settlement Policy Boundary. National Planning Policy Framework (NPPF) (February 2019) Section 2 (Achieving sustainable development) Section 4 (Decision-making) Section 5 (Delivering a sufficient supply of homes) Section 9 (Promoting sustainable transport) Section 11 (Making effective use of land) Section 12 (Achieving well-designed places) Section 14 (Meeting the challenge of climate change, flooding and coastal change) Section 15 (Conserving and enhancing the natural environment) Basingstoke and Deane Local Plan 2011-2029 Policy SD1 (Presumption on Favour of Sustainable Development) Policy SS1 (Scale and Distribution of New Housing) Policy SS6 (New Housing in the Countryside) Policy CN1 (Affordable Housing) Policy CN3 (Housing Mix for Market Housing) Policy CN6 (Infrastructure) Policy CN9 (Transport) Policy EM1 (Landscape) Policy EM3 (Thames Basin Heaths Special Protection Area) Policy EM4 (Biodiversity, Geodiversity and Nature Conservation) Policy EM9 (Sustainable Water Use) Policy EM10 (Delivering High Quality Development) Policy EM12 (Pollution) Supplementary Planning Documents and Guidance (SPD's and SPG's) and interim planning guidance Design and Sustainability Supplementary Planning Document (2018) Planning Obligations for Infrastructure Supplementary Planning Document (2018) Housing Supplementary Planning Document (2018) Landscape, Biodiversity and Trees Supplementary Planning Document (2018) Parking Standards Supplementary Planning Document (2018) Heritage Supplementary Planning Document (2019) The Council’s Policy SS6 (e) Guidance Note “New Homes in the Countryside to Meet a Locally Agreed Need” Thames Basin Heath Special Protection Area Guidance Description of Site The application site is accessed via the A30, a classified road within the small, dispersed settlement of Nately Scures. To the north of the site is an area of woodland, a number of mature and semi-mature trees are also found within the site itself. The A30 lies to the south, with a mature hedgerow screening the site from the highway. Proposal This application seeks permission for the erection of a five bedroomed two and a half storey detached dwelling with attached double garage. The proposals also seeks permission for the associated access and landscaping. The materials of the proposal are stated as Michelmersh Multi Handmade Brick at ground floor level, timber cladding at first floor with Michelmersh Vintage Handmade Clay roof tiles. The proposed dwelling with attached garage would measure 15.1 metres in width, 16.6 metres in depth and 8.7 metres height. An amended block plan was submitted on the 3rd January 2020 and additional information in the form of an updated Ecology report was submitted on 3rd February 2020. Consultations Newnham Parish Council: Object "Principle of development Though this site is in the Open Countryside, the Parish Council recognises that BDBC does not presently have the five-year land supply required for Housing Polices to be up-to date. As such, and as for previous applications in similar circumstances, the Parish Council presents its agreed Parish Planning Statement for consideration. Landscape Policy Policy EM1 states that 'development proposals must respect, enhance and not be detrimental to the character or visual amenity of the landscape likely to be affected'. It will be very easy for increased housing density and loss of trees to erode the rural character of Scures Hill. Should the Case Officer be minded to approve this application, the Parish Council requests that trees on the site boundaries to be protected, boundary hedging enhanced, and a beneficial planting / landscaping programme agreed - with a meaningful net gain in biodiversity. It is noted that the BDBC Tree Policy aims include 'maintaining and improving the tree cover for the future' and 'promoting the importance of trees and woodlands in shaping the distinctive local character'. Climate change emergency With reference to the Council's recent declaration of a climate emergency and target of making the borough a zero-carbon area by 2030, the Parish Council requests that any new development in Newnham Parish seeks to comply insofar as possible with this target and ambition. Impact on neighbours Should this application be approved, the Parish Council requests that all reasonable measures be taken to minimise the impact on neighbouring properties, and that neighbours' concerns be considered and addressed. We also request that parking at the site during the build be considered. Parking on the grass verges to either the East or West, or at the bus stop, makes visibility very difficult for neighbours entering oncoming traffic at 70mph. Unrestricted dual carriageway The applicant's Transport Statement - from 2016 - suggests that: 'It is likely that public transport and active modes of travel, such as walking and cycling, would form key modes of travel for prospective residents associated with the proposed development... The footways on the A30 London Road appear well-lit... It is also considered that the local highway network in the vicinity of the site would provide a safe and convenient environment for confident and skilled cyclists...' The Parish Council considers that this is unrealistic - when faced with the reality of an unrestricted dual carriageway (with no lighting in the vicinity). We believe that traffic speeds on Scures Hill have to be reduced before it can be considered a safe environment for cyclists, pedestrians, family housing or new access points onto the road." Landscape Officer: - Additional information and amendments. Tree Officer: - No objection, subjection to conditions. Waste Officer: - No Objection. Biodiversity Officer: - Initial Comments: Further information required. Final Comments: No objection, subjection to condition. Environmental Health Officer: - No objection, subjection to conditions. HCC Highways Officer: - No objection, subjection to conditions. Public Observations Three letters of objection have been received and are summarised as follows: Development considered before under application BDB/57647 which was refused and dismissed at appeal. The application site is not garden land. Applicants are not locally connected and the application would fail Policy SS6. Further ribbon development along the A30 would change the character and feel of the village. New dwelling a substantial size for the plot. Overlooking would occur to the east. New access unsuitable and would be inappropriate in
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