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Major Application Cttee Major Application Cttee: 13 January 2016 Item No. 1 Application no: 15/01224/FUL For Details and Plans Click Here Site Address Land At The Junction Of Little Knowl Hill And Ashford Hill Road Ashford Hill Road Ashford Hill Hampshire Proposal Erection of 35 dwellings with public open space and associated car parking and access. Creation of a 31 space community car park with vehicular access from Ashford Hill Road Registered: 24 April 2015 Expiry Date: 28 May 2015 Type of Full Planning Case Officer: Gregg Chapman Application: Application 01256 845441 Applicant: Charles Church Ltd Agent: Mr Stuart Crickett And Vortal Properties Ltd Ward: Kingsclere Ward Member(s): Cllr Cathy Osselton Cllr Donald Sherlock Parish: ASHFORD HILL OS Grid Reference: 455447 161870 WITH HEADLEY CP Recommendation: The application be APPROVED subject to the completion of a legal agreement (in accordance with the Community Infrastructure Levy Regulations 2010 and Saved Policies C1, C2, C7, and C9 of the Basingstoke and Deane Borough Local Plan 1996-2011) between the applicant and the Borough and County Councils to secure: Affordable Housing Landscape Management Plan – Public Areas and Structural Landscaping Open Space (on-site provision and contributions towards off-site provision) Off-site contribution towards Playing Fields Off-site contribution towards Play Equipment Broadband On completion of the legal agreement the Planning and Development Manager be delegated to grant planning permission subject to the conditions listed at the end of this report. Should the requirements set out above not be satisfactorily secured, then the Planning and Development Manager be delegated to REFUSE permission for appropriate reasons. 1 of 200 Reasons for Approval 1. The proposed development would deliver housing in accordance with the Borough's Land Supply requirements, where the Borough has a serious and significant shortfall in provision. This is a significant material consideration in favour of the application. The proposal accords with the provisions of the National Planning Policy Framework (March 2012) in this respect. 2. The proposed development would provide affordable housing to meet an identified need. As such the proposal would comply with the National Planning Policy Framework (March 2012); Saved Policy C2 of the Basingstoke and Deane Borough Local Plan 1996-2011 and the Council's Affordable Housing Supplementary Planning Document. 3. The proposed development would not have a significant impact on the landscape character and scenic quality of the area and the proposal would successfully mitigate the limited impact whilst delivering housing development. The proposal therefore complies with the National Planning Policy Framework (March 2012) and Saved Policy E6 of the Basingstoke and Deane Borough Local Plan 1996-2011. 4. The proposed development would be of an appropriate design and relates to surrounding development in a sympathetic manner and as such complies with the National Planning Policy Framework (March 2012), Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011; and Appendix 7 of the Design and Sustainability Supplementary Planning Document. 5. The proposed development would provide safe access in accordance with highway requirements, and as such would accord with the National Planning Policy Framework (March 2012) and with Saved Policies E1 and A2 of the Basingstoke and Deane Borough Local Plan 1996-2011. 6. The proposal would conserve the biodiversity value and nature conservation interests of the site, and would deliver biodiversity enhancements, and as such the proposal would comply with the National Planning Policy Framework (March 2012) and Saved Policy E7 of the Basingstoke and Deane Borough Local Plan 1996-2011. 7. The proposal would not result in any significant harm to the amenities of residents in the vicinity in excess of that which could reasonably be expected in association with a housing development in an edge of settlement location. The proposal accords with Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011 in this respect. 8. Adequate drainage (foul and surface water) can be provided for the development and can be adequately controlled through other legislation, and through planning condition, so as to ensure that there would be no risk to property or the environment. The proposal accords with Saved Policy A7 of the Basingstoke and Deane Borough Local Plan 1996-2011 in this respect. 9. Subject to a section 106 agreement having been entered into the development would provide adequate infrastructure to mitigate the impact of the development in relation affordable housing, landscape management, on-site open space, off- 2 of 200 site open space, playing fields, and play areas, development will comply with the National Planning Policy Framework (March 2012); Saved Policies C1, C2, C7, and C9 of the Basingstoke and Deane Borough Local Plan 1996 - 2011; the Community Infrastructure Levy Regulations 2010; the Council's adopted Supplementary Planning Document on Affordable Housing; and the Council's Interim Planning Guidance on s106 Planning Obligations and Community Infrastructure and the Council’s Adopted Green Space Standards. General comments This application has been brought to the Development Control Committee, in line with the scheme of delegation, due to the number of objections received and the Officer's recommendation for approval. Planning Policy The application site is located outside of, but adjacent to, the Settlement Policy Boundary (SPB) of Ashford Hill, and is therefore, for planning policy purposes, located within the countryside. The SPB is located on the opposite side of the road to the northern site boundary (where it extends up to the school) and the opposite side of the road to the east of the application site. Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires that proposals be determined in accordance with the Development Plan unless material considerations indicate otherwise. Therefore, alongside the National Planning Policy Framework 2012 (NPPF), this application must be assessed against the Development Plan which comprises the saved policies of the Basingstoke and Deane Borough Local Plan 1996-2011 (BDBLP). National Planning Policy/Guidance The National Planning Policy Framework (NPPF) sets out the Government's planning policies for England and how these are expected to be applied, and is a material consideration in the determination of this planning application. Paragraph 212 of the NPPF is clear that the policies within the NPPF are material considerations which Local Planning Authorities should take into account from the day of publication (27 March 2012). The relevant policies of the NPPF will be discussed in greater detail below, however it is considered that the following sections of the NPPF contain policies material to the assessment of this application: National Planning Policy Framework (NPPF) (March 2012); - Achieving Sustainable Development - Core Principles - Section 1 (Building a strong, competitive economy) - Section 4 (Promoting sustainable transport) - Section 6 (Delivering a wide choice of high quality homes) - Section 7 (Requiring good design) - Section 8 (Promoting healthy communities) - Section 10 (Meeting the challenge of climate change, flooding and coastal change) - Section 11 (Conserving and enhancing the natural environment) 3 of 200 - Section 12 (Conserving and enhancing the historic environment) - Decision Taking National Planning Policy Guidance Adopted Local Plan 1996 - 2011 (saved policies) For the purposes of decision-taking, Paragraph 211 of the NPPF is clear that the policies within the Local Plan should not be considered out-of-date simply because they were adopted prior to the publication of the Framework. Given that the saved policies of the Basingstoke and Deane Borough Local Plan 1996-2011 were not adopted in accordance with the Planning and Compulsory Purchase Act 2004 (but were adopted under the transitional arrangements), Paragraph 215 of the NPPF is considered to apply to the current Local Plan. This states: “due weight should be given to relevant policies in existing plans according to their degree of consistency with this framework (the closer the policies in the plan to the policies in the framework, the greater the weight may be given to them”. This means that full weight cannot be given to the saved policies of the current Local Plan and therefore, in determining applications, consideration needs to be given to the degree of consistency a saved policy has with regard to the NPPF. The following, saved policies of the Local Plan, which are relevant in this instance, were found by the Council (June 2012) to have a limited degree of conflict with the NPPF; Policy D5 (Residential and other Development within Settlements) Policy D6 (New Residential Accommodation in the Countryside) Policy E1 (Development Control) Policy E2 (Buildings of Historical or Architectural Interest) Policy E6 (Landscape Character) Policy E7 (Nature/Biodiversity Conservation) Policy C1 (Section 106 Agreements) Policy C2 (Affordable Housing) Policy C3 (Housing Mix) Policy C7 (Protection, Enhancement and Replacement of Existing Leisure and Community Facilities or Open Space) Policy C9 (New Leisure Facilities or Open Spaces) Policy A1 (Car Parking) Policy A2 (Encouraging Walking, Cycling and the Use of Public Transport) Policy A7 (Water and Sewerage Infrastructure) Emerging Local Plan The Council submitted the emerging Local
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