Planning Statement and Statement of Significance

PLANNING STATEMENT AND STATEMENT OF SIGNIFICANCE

Land Adjacent to Blaegrove House, Blaegrove Lane, Up Nately, RG27 9PD

Prepared For

MR ADRIAN HAMILTON

Job no. 7481

July 2015

Contents

1 INTRODUCTION: SITE DESCRIPTION AND CONTEXT 1

2 THE PROPOSAL 3

3 PLANNING HISTORY 4

4 STATEMENT OF HERITAGE SIGNIFICANCE 7

5 PLANNING POLICY 9

6 CONSIDERATIONS 15

7 RESPONSE TO PREVIOUS PARISH COUNCIL AND CONSERVATION OFFICER COMMENTS 20

8 CONCLUSION 22

APPENDIX A: EXTRACT FROM THE REGISTER OF LISTED BUILDINGS AND PLAN SHOWING THEIR LOCATION WITHIN UP NATELY 23

1 INTRODUCTION: SITE DESCRIPTION AND CONTEXT

1.1 This Planning Statement is submitted on behalf of our client, Mr Adrian Hamilton, in support of a planning application for the erection of a single dwelling on land adjacent to Blaegrove House, Up Nately.

1.2 The application follows the withdrawal of a previous planning application, reference 15/00989/FUL, for a similar proposal. The plans now submitted have been amended in response to feedback raised in response to the previous application.

THE SITE

1.3 The site is 0.24ha in extent forming part of the planning unit associated with Blaegrove House. It is located on Blaegrove Lane which at this point, runs north to curtail at the cross roads with Greywell Road which runs through the heart of the village. The site lies on the eastern side of Blaegrove Lane, a non-classified no- through road serving a limited number of properties. The land itself is edged on either side and in the main, by trees, field hedgerows and clipped domestic boundary hedges.

1.4 Along the site's northern boundary is a public right of way (Footpath 16) which runs from Blaegrove Lane eastwards to join with Footpath 15 which runs in a north-south direction along the eastern boundary of the site.

1.5 The site itself is well contained: to the north and east with field hedgerows; to the south with a mix of domestic hedges and fences and to the west with a post and rail fence/hedge. Two walnut trees exist within the site - one towards the frontage with Blaegrove Lane and the other further back in the eastern half of the site.

1.6 The site is relatively level but gently rises from west to east. As the site rises to the east, footpath 16 remains at a similar level with the Lane and therefore continues below a steep bank on the northern edge of the site.

1.7 Access is gained from an existing field gateway off Blaegrove Lane in the north western corner of the site close to the point where FP16 also joins the Lane.

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1.8 The site has long been used as a paddock, owned by the applicant for Highland Cattle kept in conjunction with the House and Garden.

SITE CONTEXT

1.9 The character of the lane is one of the edge of a rural village with an irregular but consistent spread of residential properties along its length. These properties are a mixture of ages, styles and types. The site sits between Blaegrove House (a listed building) to the south and 'The Barn' to the north.

1.10 Other listed buildings along the lane include Upper House Farm, Jackdaw Cottage, Blaegrove Cottage and Kolkinnon House. St Stephen’s Church is also listed although located along Greywell Road, a considerable distance from the site.

1.11 A number of ‘notable buildings’ lie some distance further north along Blaegrove Lane and along Greywell Road although there is no inter-visibility between these and the site.

1.12 The site lies within the Up Nately Conservation Area.

1.13 The site lies within an Area of Archaeological Potential (AAP) but not within an Area of High Archaeological Potential (AHAP), within which it is most likely that archaeological remains might be encountered. The Conservation Area Appraisal refers to two areas of high potential being around Upper House Farm and Kolkinnon House. Whilst there is no documentary evidence that these two areas were ever linked, the potential of surrounding areas, including the application site, are identified by possible association only.

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2 THE PROPOSAL

2.1 The proposal is for a single dwelling house, access, landscaping and associated infrastructure.

2.2 The proposed new dwelling is to be located some 25m back into the site with an integrated garage block sufficient to accommodate two cars, positioned forward of this line, set some 18m back from the road.

2.3 A buffer of between 5.2 and 5.6m is to be retained to either side of the dwelling. All existing hedgerows are to be retained and enhanced. The two walnut trees within the site, which are some distance from the proposed dwelling, are to be retained.

2.4 The proposed dwelling has been designed carefully to reflect the local vernacular and blend in with rural character of Blaegrove Lane. The Design, Access, Heritage and Construction Statement sets out the design aspects of the proposal in more detail. It also explains the changes to the proposal following the withdrawn scheme.

2.5 The main changes from the withdrawn scheme can be summarised as follows:

• The dwelling has been reduced in size from 5 bedrooms to 4 bedrooms;

• The front eaves have been lowered by 1m and the ridge has been reduced by 0.22m. This enables the ridge line to be located further back, which means it will appear lower still;

• By removing a bedroom at first floor level the roof bulk has been able to be reduced not only in height but also to both sides. This has reduced the impact on both the footpath and the relationship with Blaegrove House;

• The gabled porch feature has been removed and replaced with a more simple lean to with the aim of reducing the visual impact;

• The area of glazing on the front elevation has been substantially reduced. This will have the benefit of reducing the visual impact, particularly at night.

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3 PLANNING HISTORY

3.1 With the exception of the recently withdrawn application, there is no relevant planning history on the site itself other than by association with Blaegrove House to the south, to which it is attached. The main planning history is outlined below.

3.2 A series of applications to extend Blaegrove House have been granted including:

BDB/71534 Extension of time limit of planning permission BDB/64738 for the erection of a single storey front extension involving raising of the roof with an office in the roof space and the construction of a glazed dormer. Granted.

BDB/71248 Erection of a single storey front extension involving raising of the roof with an office in the roof space and the construction of a glazed dormer. Granted.

BDB/64738 Erection of a single storey front extension involving raising of the roof with an office in the roof space and the construction of a glazed dormer. Granted.

BDB/64739 Erection of a single storey front extension involving raising of the roof with an office in the roof space and the construction of a glazed dormer. Granted.

BDB/47134 Extension of office building and internal alterations. Granted.

BDB/47135 Extension of office building and internal alterations. Granted.

BDB/38663 Erection of single storey extension. Granted.

BDB/38664 Erection of single storey extension. Granted.

BDB/43623 Renewal of consent reference BDB/36989: Outbuildings have been converted for the sale of vintage and specialist cars. Granted

3.3 Of relevance is the consent for a single dwelling on land at Kolkinnon House, Blaegrove Lane reference BDB/77030, granted 22nd March 2013. The reasons for approval were:

1. As an exception to the general protection of the countryside and departure from the Basingstoke and Deane Borough Local Plan, the proposed development is

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acceptable given the combination of the following unique characteristics of the site:

• The site lies within the existing residential curtilage or garden of the adjoining property;

• It is on a residential road;

• The site is between other residential properties;

• The plot is surrounded by residential curtilage of the neighbouring property and not a stand-alone site or adjoining open countryside;

• The site would not result in an isolated property in the open countryside.

Accordingly, the development is considered acceptable in the context of paragraph 55 of the NPPF.

2. The proposed development would preserve and enhance the character of the Conservation Area and as such complies with adopted policies in particular the NPPF and Saved Policy E3 of the Basingstoke and Deane Borough Local Plan 1996-2011.

3. The proposal would preserve the special architectural and historic interest of the adjacent listed building and as such complies with the adopted policies and guidance, in particular the NPF and the associated English Heritage Historic Environmental Practice Guide; and Saved Policy E2 of the Basingstoke and Deane Borough Local Plan 1996-2011.

4. The proposed development would be of a high standard of design and as such complies with the NPPF; Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011.

5. The proposal would respect the environment for trees of high amenity value and as such would comply with the council’s Landscape and Biodiversity Supplementary Planning Document and Saved Policies E1 and E6 of the Basingstoke and Deane Borough Local Plan 1996-2011.

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6. The proposed development would preserve the landscape character and scenic quality of the area and as such is considered to accord with the NPPF and Saved Policy E6 of the Basingstoke and Deane Borough Local Plan 1996-2011.

7. The proposed development is located within a sustainable village location and as such complies with the NPPF and Saved Policy A2 of the Basingstoke and Deane Borough Local Plan 1996-2011.

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4 STATEMENT OF HERITAGE SIGNIFICANCE

4.1 A brief assessment of the heritage impact is contained within the Design and Access Statement.

4.2 This section of the Planning Statement sets out in more detail the elements of heritage interest in the vicinity of the site and impact of the proposed development on them.

4.3 As set out in Section 1 and indicated on the plan at Appendix A, there are a number of listed buildings present within Up Nately village including:

• Blaegrove House, Blaegrove Lane • Upper House Farm, Blaegrove Lane • Jackdaw Cottage, Blaegrove Lane • Blaegrove Cottage Blaegrove Lane • Kolkinnon House, Blaegrove Lane • St Stephen’s Church, Greywell Lane

Of these, the majority are some distance from and with no inter-visibility between them and the site.

4.4 The most significant are Blaegrove House and stable complex immediately adjacent to the site and in the same ownership; and Kolkinnon House which is situated north of FP16.

4.5 There is no inter-visibility between the site and Kolkinnon House, nor any historic or operational relationship. There will be no impact of the proposed development on this property or on its setting.

4.6 Blaegrove House is separated from the site by a swimming pool, tennis court and modern, landscaped garden. Blaegrove House cannot be seen from the site’s frontage along Blaegrove Lane nor is the site ‘read’ in conjunction with Blaegrove House from any public viewpoint. The proposed dwelling has been carefully designed to reflect the local vernacular and respect the character of Blaegrove Lane (set out in more detail in the Design and Access Statement) such that there will be no adverse

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impact from the proposed development on either this property or on its setting. The proposals will enhance the setting by virtue of good design and the provision of significant landscaping.

4.7 A number of ‘notable buildings’ identified within the Conservation Area Appraisal lie some distance further north along Blaegrove Lane and along Greywell Road although there is no inter-visibility between these and the site; There will be no impact from the proposed development on either these buildings themselves or their setting.

4.8 The site lies within the Up Nately Conservation Area. The site lies within an established pattern of residential development along both sides of Blaegrove Lane and the proposed dwelling is set back from the lane between 17.8 (single storey element) and 26m (the main dwelling) and approximately 58m from the eastern boundary of the site such that views will be both distant and glimpsed from FP15. The proposed dwelling has been carefully designed to reflect the local vernacular and respect the rural character of the lane and footpaths running along the site boundaries. The proposals are intended to preserve and enhance this rural character through good design and significant additional landscape treatment.

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5 PLANNING POLICY

5.1 The relevant planning policy is contained within the Development Plan for the District comprising saved policies of the Basingstoke and Deane Borough Local Plan Review 1996-20011, adopted 2006; the NPPF and NPPG.

5.2 Supplementary planning guidance is contained within the Up Nately Conservation Area Appraisal and Design and Sustainability SPD, September 2008.

THE NPPF

5.3 The adopted Local Plan is acknowledged as being out of date by virtue of NPPF paragraphs 214-215. Due weight is to be given to relevant policies according to their degree of consistency with the NPPF.

5.4 In addition, there is also an acknowledged shortfall in the five year supply of housing land across the District (currently the Council can only demonstrate a sufficient housing land supply of 3.8 years) and accordingly, relevant policies for the supply of housing are also considered to be out of date (NPPF paragraph 49). Such policies include policies for the allocation of housing, and those intended to restrain the supply of housing such as the definition of settlement boundaries.

5.5 Where the Development Plan is absent, silent or relevant policies are out of date, permission should be granted unless any adverse impacts of doing so would significantly and demonstrably outweigh the benefits when assessed against the policies of the NPPF taken as a whole (NPPF paragraph 14).

5.6 Paragraph 47 makes it clear that local planning authorities should boost significantly the supply of housing,

5.7 The presumption in favour of sustainable development should be applied (NPPF paragraph 14).

5.8 In terms of conserving and enhancing the historic environment, >> paras 126 - 141

5.9 Paragraph 128 requires a description of the significance of any heritage assets and their setting which may be affected by planning applications. The level of detail

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however should be proportionate to the asset's importance (paragraph 128) and where a development proposal will lead to less than substantial harm to the significance of a designated heritage asset, this harm should be weighed against the public benefits of the proposal including securing its optimum use (paragraph 134). The effect of an application on the significance of a non-designated heritage asset should be taken into account in determining the application and a balanced judgement made (paragraph 145). Paragraph 137 states that local planning authorities should look for opportunities for new development within Conservation Areas and within the setting of heritage assets to enhance or better reveal their significance. Paragraph 138 confirms that not all elements of a Conservation Area will necessarily contribute to its significance.

BASINGSTOKE AND DEANE BOROUGH LOCAL PLAN REVIEW 1996-20011

5.10 The Basingstoke and Deane Borough Local Plan was adopted in 2006 and covers the period 1996 – 2011. Many policies were saved post 17th July 2009. Despite this, the adopted Plan can no longer be considered to carry full weight

5.11 Paragraph 214 of the NPPF states that up to 12 months from the publication of the NPPF, full weight can be given to relevant policies adopted since 2004 even where there is a limited degree of conflict. After this period, paragraph 215 makes it clear that due weight should be given to relevant policies in existing plans according to their degree of consistency with the NPPF.

5.12 The most relevant saved policies relating to this application and which have been considered by the Council to have a limited degree of conflict with the NPPF include:

Policy E1: Development Control

Policy E2: Buildings of Historical or Architectural Interest

Policy E3: Conservation Areas

Policy E6: Landscape Character

Policy E7: Nature / Biodiversity Conservation and

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Policy A1: Car Parking

Policy A2: Encouraging Walking, Cycling and the Use of Public Transport.

Policy D5: Residential and other development within settlements

Policy D6 New Residential Accommodation in the Countryside

5.13 However policies D5 and D6 can no longer be considered up to date by virtue of the fact that they seek to constrain development within defined settlement boundaries and are therefore contrary to the NPPF.

5.14 Policy E1 sets out general criteria for a high standard of design, the efficient use of land, respect for the amenities of neighbours and traffic generation and requires proposals to respond to the local context in terms of design, provide comprehensive landscape treatment, incorporates features to minimise energy usage and ensure safe and convenient access for all potential users.

5.15 Policy E2 concerns proposals that would affect a listed building or its setting. Criteria iii) states that 'Developments within the curtilage or adjacent to a listed building which do not detrimentally affect their setting will be permitted.'

5.16 Policy E3 concerns development within conservation areas: development will be permitted provided that the proposals preserve or enhance the area's special character of appearance. Proposals for new development will be allowed where it would contribute to the area by preserving or enhancing its character and appearance.

5.17 Policy E6 relates to landscape character: planning permission will be granted where it is demonstrated that the proposals will be sympathetic to the landscape character and quality of the area. Development proposals should contribute to the regeneration, restoration, repair or conservation of landscape likely to be affected including trees and hedgerows.

5.18 Policy E7 seeks the protection of biodiversity.

5.19 Policy A1 requires appropriate car parking provision.

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5.20 Policy A2 relates to the encouragement of walking, cycling and use of public transport.

EMERGING LOCAL PLAN

5.21 Paragraph 216 of the NPPF confirms that from the day of publication, weight to relevant policies in emerging plans should be given according to the stage of preparation of the emerging plan and the extent to which there are unresolved objections to relevant policies and the degree of consistency with the NPPF.

5.22 The emerging Local Plan was submitted to the Secretary of State in October 2014 and whilst it is currently at Examination, this has been held in abeyance whilst a number of revisions are being made, most significantly connected with the housing strategy. Further consultation is to be held on these revisions during May/June 2015 with the Examination scheduled to recommence Autumn 2015.

5.23 Consequently, the emerging Local Plan can therefore be given limited weight as it has not yet been formally examined or adopted.

NEIGHBOURHOOD PLANS

5.24 There is no Neighbourhood Plan being progressed for Up Nately.

UP NATELY CONSERVATION AREA APPRAISAL

5.25 The site lies outside the defined area of 'high archaeological potential' but within the 'area of archaeological potential'. The Conservation Area Appraisal confirms that it is the Areas of High Archaeological Potential that are most likely that archaeological remains will be encountered.

5.26 Two viewpoints are identified in the vicinity of Blaegrove House. One further south along Blaegrove Lane at the bend is indicated as enabling views to the important group of buildings around Blaegrove House from the Lane at the bend. This is further south than the site and has no inter-relationship with the site. The second viewpoint identified on the Appraisal Map is indicated as an oblique view across the site from the existing access point. No further reference to this viewpoint is made within the text of the Conservation Area Appraisal and it does not provide a view across to the

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adjacent listed Blaegrove House. Nevertheless, the oblique views across the site will be preserved as the proposed dwelling is set well back from the Lane.

5.27 Finally of relevance is the reference to the prevalence of traditional building materials which are timber-frame with brick infill, mellow red brick or red brick with flint banding, thatch or clay tiles. The Design and Access Statement sets out the design rationale of the proposed dwelling and demonstrate the appropriate use of materials.

RESIDENTIAL PARKING STANDARDS SPD, JULY 2008

5.28 In rural areas, the general residential parking standard for a 4 bed plus property in a rural area is for 3 no. allocated parking spaces. 2 no. secure cycle parking spaces are required plus 1 no. 'short-stay' cycle space.

5.29 Parking provision is available on the drive way and double garage which will also provide secure cycle parking. Additional ‘short-stay’ cycle parking is available on site should that be required.

DESIGN AND SUSTAINABILITY SPD

5.30 Relevant sections of this SPD include the impact of development proposals on the character and appearance of Conservation Areas assessed against matters identified within the relevant Conservation Area Appraisal, recycling of waste, sustainable drainage systems (SUDS) and the need for good design.

Appendix 4 - The Historic Environment: Conservation Areas.

5.31 This sets out that the emphasis of control in Conservation Areas is not on preventing new development but on managing change and encouraging the enhancement of the area. Therefore high quality, well designed new development can be perfectly appropriate within a Conservation Area. It also recognises that it is impossible to be rigid over what is and what isn't appropriate, as Conservation Areas vary greatly in their character and level of sensitivity. General principles include:

• The intelligent use of high quality materials that either match or are sympathetic with the existing context; • The right approach will sit comfortably with the surrounding environment in terms

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of the scale, bulk and massing of the existing development and respect the basic form and pattern of existing development; • The character and appearance of important buildings should be respected; • Development should be designed to make the most of the geography and topography of the area and find ways of enhancing this through good use of hard and soft landscaping appropriate to the local context; and • New development should respect any important views that are a feature.

5.32 These factors have been taken into account in design rationale of the proposal, set out in detail in the Design and Access Statement.

Appendix 6 - Storage and Collection of Waste and Recycling.

5.33 For individual houses, containers should be located within the boundary of each house, in an open-air position, shaded, away from windows and within a suitably designed structure or area.

5.34 Ample space surrounds the proposed dwelling where bins can be stored appropriately.

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6 CONSIDERATIONS

POLICY CONSIDERATIONS

6.1 As previously set out in section 5 of this Planning Statement, the adopted Basingstoke and Deane Borough Local Plan can no longer be considered to carry full weight and relevant housing policies of the Plan are out of date. Limited weight can however still be given to a number of saved policies including policies E1, E2, E3, E6, E7, C1, A1 and A2. These have been summarised in the previous section but are considered below specifically in relation to this application.

Policy E1: Development Control

6.2 Seven criteria for the control of development are set out in this policy, seeking a high standard of design, efficient use of land, respect for the amenities or neighbouring occupiers and control of inappropriate traffic generation.

6.3 The Design and Access Statement sets out the rationale for the design which is for a high quality development which reflects the local vernacular and respect the amenities of neighbouring properties. Traffic generated from a single dwelling is not considered to be significant on a site which already presents an access point onto Blaegrove Lane.

6.4 In addition, the proposal presents the opportunity for a comprehensive landscape scheme which will enhance the existing boundary hedgerows and enable the development to successfully integrate with the landscape and surrounding area. No trees are to be lost as a result of the proposal.

6.5 The dwelling has been designed in order to minimise energy consumption through orientation, use of appropriate materials on the north and south elevations to reduce heat loss and prevent excessive solar gains.

6.6 Accordingly it is considered that the proposed dwelling has been designed to meet the overall aims of Policy E1.

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Policy E2: Buildings of Historical or Architectural Interest

6.7 Criteria iii) states that developments adjacent to a listed building which do not detrimentally affect their setting will be permitted. Section 4 of this Planning Statement considers the impact of the development on the adjacent listed building, Blaegrove House and concludes that there its setting will not be adversely impacted. Accordingly it is considered that the proposed dwelling meet the overall aims of Policy E2.

Policy E3: Conservation Areas

6.8 Policy E3 states that development within Conservation Areas will be permitted provided that the proposals preserve or enhance their special character or appearance. The Conservation Area Appraisal indicates a viewpoint at the access point to the site but makes no further reference to it. The proposed dwelling is set well back into the site and the oblique view across the frontage of this plot will be retained in the street scene. Additional landscape treatment is proposed to enhance the existing boundary hedgerows. The design of the dwelling is appropriate to the rural character of the conservation area and will both preserve and enhance its appearance at this point. Accordingly it is considered that the proposed dwelling meet the requirements of Policy E3.

Policy E6: Landscape Character

6.9 Policy E6 requires proposals to be sympathetic to the landscape character and quality of the area concerned. The proposals set out significant landscape planting across the site including enhancement of existing field hedgerows. All planting will be native species to fit in with the landscape character. A detailed planting scheme can be required by condition. Accordingly it is considered that the proposed dwelling meet the aims of Policy E6.

Policy E7: Nature / Biodiversity Conservation

6.10 Policy E7 seeks the protection of ecological interests. A Phase 1 Bio-diversity Survey has been undertaken. The site was determined to have no ecological value and the proposed development is not expected to damage any species or habitats.

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6.11 Bio-diversity enhancements could be incorporated through the incorporation of bat and insect boxes; additional planting of shrubs and trees known to attract fauna will support wildlife conservation.

6.12 Accordingly it is considered that the proposed dwelling meet the aims of Policy E7.

Policy A1: Car Parking

6.13 Provision for parking has been made on the basis of the Council’s Parking Strategy and Standards SPG.

Policy A2: Encouraging Walking, Cycling and the Use of Public Transport.

6.14 The site lies adjacent to two public footpaths which connect with the footpath network in the wider area.

LOCATION WITHIN UP NATELY

6.15 Reference should be made to consent BDB/77030 for a single dwelling on land at Kolkinnon House, further north along Blaegrove Lane. The reasons for approval of that proposal included confirmation that Up Nately was a sustainable village location (Reason no. 7). They also set out a number of parameters which were considered acceptable for development to be located there including that the site lay on an existing residential road, between other residential properties, was not a stand-alone site and would not result in an isolated property in the open countryside.

6.16 The proposal was also found to preserve the landscape character, respect the environment for trees, achieve a high standard of design, preserve the special architectural and historic interest of the adjacent listed building, preserve and enhance the Conservation Area.

6.17 All these characteristics apply equally to the current proposal. The site sits comfortably within the existing pattern of development along Blaegrove Lane, a residential road and sits between two established residential properties; it is not isolated in the open countryside; it preserves the setting of the adjacent listed building and preserves and enhances the Conservation Area. Consequently it can be concluded that the application proposal is equally acceptable.

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RESIDENTIAL AMENITY

6.18 The proposed dwelling sits between two established residential properties: The Barn and Blaegrove House. The residential amenity of both properties will be preserved as a result of the proposed development.

6.19 The proposed dwelling is sited 5.6m from the northern boundary of the site and FP16. The Barn lies approximately 30m from the nearest, northern elevation of the proposed dwelling and the proposed dwelling is set some 10m back from the rear building line of The Barn. No windows are contained within the proposed northern elevation. The only windows looking northwards are in the annex adjacent to the garage where there is proposed a utility room at ground floor level and a bathroom with opaque glazing at first floor level. FP16 runs between the site and The Barn along with a significant conifer hedge which forms the southern boundary of The Barn and a substantial hedgerow along the northern boundary of the site. Consequently there will be no overlooking, loss of privacy or over bearing relationship of the proposed dwelling with The Barn.

6.20 The proposed dwelling is sited 5.2m from the southern boundary of the site it shares with Blaegrove House. Blaegrove House lies approximately 38m from the southernmost elevation of the proposed dwelling. A swimming pool, tennis court, modern landscaped garden and other domestic structures lie between Blaegrove House and its boundary with the site. A substantial hedge forms the boundary. There are no windows in the southern elevation at first floor level except for a high level roof light to Bedroom 2 at the apex, above eye height. Consequently there will be no overlooking, loss of privacy or over bearing relationship of the proposed dwelling with Blaegrove House.

ACCESS

6.21 Access to the site utilises the existing field gate access at the corner of the site with Blaegrove Lane and FP16. Blaegrove Lane is straight at this point and good visibility can be achieved in both directions.

6.22 Traffic generated from a single dwelling is not considered to be significant and there is adequate visibility between the access and the footpath to avoid any conflict

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between users. Whilst Blaegrove Lane itself is narrow, it is not a through road, there will not be a significant increase in traffic arising from the proposal, forward visibility is good and there are several points along it which allow vehicles to pass.

TREES AND HEDGEROWS

6.23 Only two trees exist within the site two walnut trees. These are some distance from the proposed dwelling and will both be retained. Appropriate tree protection measures will be taken during the construction period.

6.24 The site is well contained to the north, east and south by existing hedgerows. These will be retained and enhanced as indicated on the Site Layout Plan 2A.03.

HERITAGE

6.25 The impact on heritage assets has been considered elsewhere in this statement.

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7 RESPONSE TO PREVIOUS PARISH COUNCIL AND CONSERVATION OFFICER COMMENTS

PARISH COUNCIL

7.1 In response to the previous withdrawn application the Mapledurwell and Up Nately Parish Council objected. They were concerned about the impact of the development in the countryside and felt that other refusals set a precedent against such proposals.

7.2 This Statement has set out a clear case as to why this infill development can be found to be acceptable.

7.3 The difference with the comparisons at High Field View, Frog Lane (BDB/77713) and Nunnery House, Tunworth Road (13/00772/FUL) are that those two plots were on the edge of the built up area and would have resulted in the area extending into open countryside. This proposal is a clear and natural infill plot with existing houses to both sides.

7.4 A further recent planning permission for a three bedroom house on agricultural land at Tylney Lane, Newnham is also of note in respect of these proposals. Application reference 15/00170/FUL was granted permission on 27 March 2015.

7.5 The conclusion to the officer's report states:

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

7.6 Those conclusions can apply equally to the proposal now under consideration.

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CONSERVATION OFFICER

7.7 The Conservation Officer objected on the ground that the proposed development would not preserve the special architectural or historic interest of the adjacent Listed Building. The design was felt to be unacceptable relative to the adjacent Listed Building.

7.8 In response to this, the first floor of the proposal has been reduced, the overall height and eaves have been reduced and the glazing and porch feature have been moderated.

7.9 It is considered that these significant changes respond fully to the comments previously made by the Conservation Officer.

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8 CONCLUSION

8.1 The Council’s consideration of a single dwelling on land at Kolkinnon House BDB/77030, establishes important reference points for the consent of the single dwelling, the subject of this application. Through applying those same criteria it can be seen that the application proposals are acceptable and permission should be granted.

8.2 The adopted Local Plan remains out of date in relation to the relevant housing policies. Where the Development Plan is absent, silent or relevant policies are out of date, permission should be granted unless any adverse impacts of doing so would significantly and demonstrably outweigh the benefits (NPPF paragraph 14).

8.3 The proposal is for a single dwelling which has been carefully designed to reflect the local vernacular and respect the amenities of neighbouring residential properties.

8.4 The proposal preserves the setting of the adjacent listed Blaegrove House, and preserves and enhances the character of the Conservation Area.

8.5 There is no adverse impact on neighbouring properties and adequate parking and access has been demonstrated.

8.6 There is no adverse impact on interests of nature conservation importance and enhancements can be made.

8.7 The amendments to the proposal have fully addressed previous feedback on the withdrawn scheme.

8.8 There are therefore no adverse impacts which would significantly and demonstrably outweigh the benefits of this proposal which makes provision for an additional dwelling in an area where there is a significant shortfall. Consequently permission should be granted.

Land adjacent to Blaegrove House, Blaegrove Lane, Up Nately, RG27 9PD 22 Job No. 7481

APPENDIX A: EXTRACT FROM THE REGISTER OF LISTED BUILDINGS AND PLAN SHOWING THEIR LOCATION WITHIN UP NATELY

Land adjacent to Blaegrove House, Blaegrove Lane, Up Nately, RG27 9PD 23 Job No. 7481 Page 1 of 24

List Entry Summary

This building is listed under the Planning (Listed Buildings and Conservation Areas) Act 1990 as amended for its special architectural or historic interest.

Name: CHURCH OF ST. STEPHEN

List Entry Number: 1092941

Location

CHURCH OF ST. STEPHEN, GREYWELL ROAD

The building may lie within the boundary of more than one authority.

County: Hampshire District: Basingstoke and Deane District Type: District Authority Parish: Mapledurwell and Up Nately

National Park: Not applicable to this List entry.

Grade: II*

Date first listed: 26-Apr-1957

Date of most recent amendment: Not applicable to this List entry.

Legacy System Information

The contents of this record have been generated from a legacy data system.

Legacy System: LBS

UID: 138699

Asset Groupings

This List entry does not comprise part of an Asset Grouping. Asset Groupings are not part of the official record but are added later for information.

List Entry Description

Summary of Building

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Reasons for Designation

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History

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Details

SU 75 SW MAPLEDURWELL & UP NATELY GREYWELL ROAD 12/17 26.4.57 Church of St Stephen

II*

Circa 1200, C15, and 1844. Nave, small chancel, and west tower. Of the earlier structure the south wall of flint and the chancel arch remain, with a Perpendicular window on the south side and a Norman doorway (with dogtooth edging) on the north the nave roof is a scissors truss with arch bracing, of the C15. The exterior is mostly of 1844, the walling having bands of red brick and flintwork, with buttresses (diagonal at corners), windows are coupled lights in Perpendicular style, under hoodmoulds. The slender tower, (of 1844) has 3 stages, the upper being mostly brickwork, with a crenellated parapet; within, the tall arch produces a 2-storeyed effect, the upper part with an open vail (old communion rail) to a balcony, and a hatchment Royal Coat of Arms of 1829. At the floor level is a Victorian Perpendicular font, and on the south wall a Greek ikon (a painting of St Thomas on a thick wood panel). Next to the entrance is an old almsbox. The restoration period also accounts for a small vestry in the position of a south porch, and for the smallness of the chancel, which has a 3-light window.

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Map

National Grid Reference: SU 70069 51971

The below map is for quick reference purposes only and may not be to scale. For a copy of the full scale map, please see the attached PDF - 1092941.pdf - Please be aware that it may take a few minutes for the download to complete.

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© Crown Copyright and database right 2015. All rights reserved. Ordnance Survey Licence number 100024900. © British Crown and SeaZone Solutions Limited 2015. All rights reserved. Licence number 102006.006.

This copy shows the entry on 07-Apr-2015 at 04:40:00.

List Entry Summary

This building is listed under the Planning (Listed Buildings and Conservation Areas) Act 1990 as amended for its special architectural or historic interest.

Name: STABLE BLOCK, 10 YARDS SOUTH OF BLAE GROVE HOUSE

List Entry Number: 1092976

Location

STABLE BLOCK, 10 YARDS SOUTH OF BLAE GROVE HOUSE

The building may lie within the boundary of more than one authority.

County: Hampshire District: Basingstoke and Deane District Type: District Authority Parish: Mapledurwell and Up Nately

National Park: Not applicable to this List entry.

Grade: II

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Date first listed: 17-Oct-1984

Date of most recent amendment: Not applicable to this List entry.

Legacy System Information

The contents of this record have been generated from a legacy data system.

Legacy System: LBS

UID: 138682

Asset Groupings

This List entry does not comprise part of an Asset Grouping. Asset Groupings are not part of the official record but are added later for information.

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Summary of Building

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History

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Details

SU 65 SE MAPLEDURWELL & UP NATELY 11/61 Stable block, 10 yds south of Blae Grove House GV II

Mid C19. Red tile roof; red brick walling, plinth. Dormer gable to hay-loft door. Modern garage openings.

Listing NGR: SU6932351538

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Map

National Grid Reference: SU 69840 51752

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List Entry Summary

This building is listed under the Planning (Listed Buildings and Conservation Areas) Act 1990 as amended for its special architectural or historic interest.

Name: CARTSHED RANGE, WEST OF OUTBUILDING WEST OF STABLE BLOCK AT BLAE GROVE HOUSE

List Entry Number: 1092977

Location

CARTSHED RANGE, WEST OF OUTBUILDING WEST OF STABLE BLOCK AT BLAE GROVE HOUSE

The building may lie within the boundary of more than one authority.

County: Hampshire District: Basingstoke and Deane District Type: District Authority Parish: Mapledurwell and Up Nately

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National Park: Not applicable to this List entry.

Grade: II

Date first listed: 17-Oct-1984

Date of most recent amendment: Not applicable to this List entry.

Legacy System Information

The contents of this record have been generated from a legacy data system.

Legacy System: LBS

UID: 138684

Asset Groupings

This List entry does not comprise part of an Asset Grouping. Asset Groupings are not part of the official record but are added later for information.

List Entry Description

Summary of Building

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Reasons for Designation

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History

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Details

SU 65 SE MAPLEDURWELL & UP NATELY 11/63 Cartshed range, west of above GV II

1860. Slate roofing on timber frame with "outside" brick walling.

Listing NGR: SU6932351538

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Map

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National Grid Reference: SU 69801 51757

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List Entry Summary

This building is listed under the Planning (Listed Buildings and Conservation Areas) Act 1990 as amended for its special architectural or historic interest.

Name: BLEAGROVE COTTAGE

List Entry Number: 1092978

Location

BLEAGROVE COTTAGE

The building may lie within the boundary of more than one authority.

County: Hampshire District: Basingstoke and Deane District Type: District Authority

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Parish: Mapledurwell and Up Nately

National Park: Not applicable to this List entry.

Grade: II

Date first listed: 17-Oct-1984

Date of most recent amendment: Not applicable to this List entry.

Legacy System Information

The contents of this record have been generated from a legacy data system.

Legacy System: LBS

UID: 138687

Asset Groupings

This List entry does not comprise part of an Asset Grouping. Asset Groupings are not part of the official record but are added later for information.

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Details

SU 65 NE MAPLEDURWELL & UP NATELY 11/66 Bleagrove Cottage

C16, C17. Two storeys, irregular fenestration. Thatched roof, 1/2-hipped at the east end, full-hip extending to a low eaves above west end outshot. Exposed timber frame with painted brick infill. Modern casements. Plain boarded doors.

Listing NGR: SU6981551785

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Selected Sources

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Map

National Grid Reference: SU 69747 51701

The below map is for quick reference purposes only and may not be to scale. For a copy of the full scale map, please see the attached PDF - 1092978.pdf - Please be aware that it may take a few minutes for the download to complete.

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List Entry Summary

This building is listed under the Planning (Listed Buildings and Conservation Areas) Act 1990 as amended for its special architectural or historic interest.

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Name: BLAE GROVE HOUSE

List Entry Number: 1179011

Location

BLAE GROVE HOUSE

The building may lie within the boundary of more than one authority.

County: Hampshire District: Basingstoke and Deane District Type: District Authority Parish: Mapledurwell and Up Nately

National Park: Not applicable to this List entry.

Grade: II

Date first listed: 26-Apr-1957

Date of most recent amendment: 17-Oct-1984

Legacy System Information

The contents of this record have been generated from a legacy data system.

Legacy System: LBS

UID: 138681

Asset Groupings

This List entry does not comprise part of an Asset Grouping. Asset Groupings are not part of the official record but are added later for information.

List Entry Description

Summary of Building

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Reasons for Designation

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History

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Details

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SU 65 SE MAPLEDURWELL & UP NATELY 11/60 26.4.57 Blae Grove House (formerly listed as Bleakgrove Farmhouse) GV II

C18, C19. Two-storeyed late C18 symmetrical facade (west) of 3 windows, with hipped tile roof, red brick walling in Flemish bond with rubbed flat arches and rubbed oval arch (with stone keystone and impost blocks) to central doorway. Sashes in exposed frames. Doorway has a brickwork reveal, is plastered underneath the arch and in the tympanum, with a moulded band above panelled pilasters, surrounding a 6-flush-panelled door (2 top glazed) and stone step. Rear south wing is earlier, with casements, north side rear extension is C19, with a recent flat-roofed extension.

Listing NGR: SU6932351538

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Map

National Grid Reference: SU 69853 51771

The below map is for quick reference purposes only and may not be to scale. For a copy of the full scale map, please see the attached PDF - 1179011.pdf - Please be aware that it may take a few minutes for the download to complete.

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List Entry Summary

This building is listed under the Planning (Listed Buildings and Conservation Areas) Act 1990 as amended for its special architectural or historic interest.

Name: OUTBUILDING, WEST OF STABLE BLOCK AT BLAE GROVE HOUSE

List Entry Number: 1179022

Location

OUTBUILDING, WEST OF STABLE BLOCK AT BLAE GROVE HOUSE

The building may lie within the boundary of more than one authority.

County: Hampshire District: Basingstoke and Deane District Type: District Authority Parish: Mapledurwell and Up Nately

National Park: Not applicable to this List entry.

Grade: II

Date first listed: 17-Oct-1984

Date of most recent amendment: Not applicable to this List entry.

Legacy System Information

The contents of this record have been generated from a legacy data system.

Legacy System: LBS

UID: 138683

Asset Groupings

This List entry does not comprise part of an Asset Grouping. Asset Groupings are not part of the official record but are added later for information.

List Entry Description

Summary of Building

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Reasons for Designation

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History

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Details

SU 65 SE MAPLEDURWELL & UP NATELY 11/62 Outbuilding, west of Stable Block at Blae Grove House GV II

Mid C19 rectangular block; tile roof and red brick walling.

Listing NGR: SU6932351538

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Map

National Grid Reference: SU 69821 51756

The below map is for quick reference purposes only and may not be to scale. For a copy of the full scale map, please see the attached PDF - 1179022.pdf - Please be aware that it may take a few minutes for the download to complete.

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List Entry Summary

This building is listed under the Planning (Listed Buildings and Conservation Areas) Act 1990 as amended for its special architectural or historic interest.

Name: GRANARY, 10 YARDS SOUTH-EAST OF STABLE BLOCK AT BLAE GROVE HOUSE

List Entry Number: 1179028

Location

GRANARY, 10 YARDS SOUTH-EAST OF STABLE BLOCK AT BLAE GROVE HOUSE

The building may lie within the boundary of more than one authority.

County: Hampshire District: Basingstoke and Deane District Type: District Authority Parish: Mapledurwell and Up Nately

National Park: Not applicable to this List entry.

Grade: II

Date first listed: 17-Oct-1984

Date of most recent amendment: Not applicable to this List entry.

Legacy System Information

The contents of this record have been generated from a legacy data system.

Legacy System: LBS

UID: 138686

Asset Groupings

This List entry does not comprise part of an Asset Grouping. Asset Groupings are not part of the official record but are added later for information.

List Entry Description

Summary of Building

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Reasons for Designation

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History

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Details

SU 65 SE MAPLEDURWELL & UP NATELY 11/64 Granary, 10 yds south-east of Stable Block at Blae Grove House GV II

Early C19. Timber frame on 9 staddles, with 1/2-hipped tile roof and weather-boarded walls. Note:- the barn formerly listed under Outbuilding at Bleakgrove Farm is now demolished, but the remaining minor buildings are listed for group value.

Listing NGR: SU6932351538

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Map

National Grid Reference: SU 69856 51736

The below map is for quick reference purposes only and may not be to scale. For a copy of the full scale map, please see the attached PDF - 1179028.pdf - Please be aware that it may take a few minutes for the download to complete.

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List Entry Summary

This building is listed under the Planning (Listed Buildings and Conservation Areas) Act 1990 as amended for its special architectural or historic interest.

Name: JACKDAW COTTAGE

List Entry Number: 1179036

Location

JACKDAW COTTAGE

The building may lie within the boundary of more than one authority.

County: Hampshire District: Basingstoke and Deane District Type: District Authority Parish: Mapledurwell and Up Nately

National Park: Not applicable to this List entry.

Grade: II

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Date first listed: 17-Oct-1984

Date of most recent amendment: Not applicable to this List entry.

Legacy System Information

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Legacy System: LBS

UID: 138688

Asset Groupings

This List entry does not comprise part of an Asset Grouping. Asset Groupings are not part of the official record but are added later for information.

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History

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Details

SU 65 NE MAPLEDURWELL & UP NATELY 11/67 Jackdaw Cottage

C17. Two storeys, 3 windows, thatched roof, 1/2-hipped at ends, with small eyebrows Exposed timber frame with red brick infill. Modern casements. Plain door beneath gabled canopy.

Listing NGR: SU6976851661

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Map

National Grid Reference: SU 69767 51660

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List Entry Summary

This building is listed under the Planning (Listed Buildings and Conservation Areas) Act 1990 as amended for its special architectural or historic interest.

Name: KILKINNON

List Entry Number: 1339527

Location

KILKINNON

The building may lie within the boundary of more than one authority.

County: Hampshire District: Basingstoke and Deane District Type: District Authority Parish: Mapledurwell and Up Nately

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National Park: Not applicable to this List entry.

Grade: II

Date first listed: 17-Oct-1984

Date of most recent amendment: Not applicable to this List entry.

Legacy System Information

The contents of this record have been generated from a legacy data system.

Legacy System: LBS

UID: 138680

Asset Groupings

This List entry does not comprise part of an Asset Grouping. Asset Groupings are not part of the official record but are added later for information.

List Entry Description

Summary of Building

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Reasons for Designation

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History

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Details

SU 65 SE MAPLEDURWELL & UP NATELY 11/59 Kilkinnon

C17, C18, and modern. Two storeyed timber-framed house with an C18 south extension and modern one-storeyed extension, irregular fenestration. Red tile roof, Â½-hipped; shafted stack. Exposed frame on a brick plinth with painted brick infill and other walling. Modern casements; 2 taller upper windows rise above eaves level, with hipped roofing. Plain door beneath a wide modern canopy.

Listing NGR: SU6932351538

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Map

National Grid Reference: SU 69944 51885

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List Entry Summary

This building is listed under the Planning (Listed Buildings and Conservation Areas) Act 1990 as amended for its special architectural or historic interest.

Name: CARTSHED, 10 YARDS SOUTH WEST OF STABLE BLOCK AT BLAE GROVE HOUSE

List Entry Number: 1339528

Location

CARTSHED, 10 YARDS SOUTH WEST OF STABLE BLOCK AT BLAE GROVE HOUSE

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The building may lie within the boundary of more than one authority.

County: Hampshire District: Basingstoke and Deane District Type: District Authority Parish: Mapledurwell and Up Nately

National Park: Not applicable to this List entry.

Grade: II

Date first listed: 17-Oct-1984

Date of most recent amendment: Not applicable to this List entry.

Legacy System Information

The contents of this record have been generated from a legacy data system.

Legacy System: LBS

UID: 138685

Asset Groupings

This List entry does not comprise part of an Asset Grouping. Asset Groupings are not part of the official record but are added later for information.

List Entry Description

Summary of Building

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Reasons for Designation

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History

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Details

SU 65 SE MAPLEDURWELL & UP NATELY 11/65 Cartshed, 10 yds south-west of stable Block at Blae Grove House GV II

Late C18. Four-and-a-half-bay timber frame, with Queen Post truss. Hipped roofing of corrugated asbestos. Weather-boarded walls.

Listing NGR: SU6932351538

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Selected Sources

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Map

National Grid Reference: SU 69814 51737

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List Entry Summary

This building is listed under the Planning (Listed Buildings and Conservation Areas) Act 1990 as amended for its special architectural or historic interest.

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Name: UPPER HOUSE FARMHOUSE

List Entry Number: 1339529

Location

UPPER HOUSE FARMHOUSE

The building may lie within the boundary of more than one authority.

County: Hampshire District: Basingstoke and Deane District Type: District Authority Parish: Mapledurwell and Up Nately

National Park: Not applicable to this List entry.

Grade: II

Date first listed: 17-Oct-1984

Date of most recent amendment: Not applicable to this List entry.

Legacy System Information

The contents of this record have been generated from a legacy data system.

Legacy System: LBS

UID: 138689

Asset Groupings

This List entry does not comprise part of an Asset Grouping. Asset Groupings are not part of the official record but are added later for information.

List Entry Description

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History

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Details

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SU 65 NE MAPLEDURWELL & UP NATELY 11/68 Upper House Farmhouse

C17, early C19, and modern. Two storeys, 3 windows. Red tile roof with hips to south and gables to the north (one with exposed framing). Red brick walling; in the north gable of Flemish bond with English bond (of old Basing bricks) in the lower part above a plinth. Front (east) mainly Monk bond, with cambered ground-floor openings. Modern casements and traditional porch.

Listing NGR: SU6932351538

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Map

National Grid Reference: SU 69707 51621

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