Application 17/03474/FUL

Details of Application: Full Planning Application Demolition of existing building and erection of replacement dwelling house with attached single storey service wing and garage with first floor staff accommodation Date Registered 27 October 2017 (Subject to three year condition)

Location: Address: Ham Hill Road RG20 9AB Ward: , And Parish: ECCHINSWELL AND SYDMONTON CP OS: 449596 158590

Applicant: Mr & Mrs Marcus de Ferranti

Case Officer: Lucy Page 01256 845515

RECOMMENDATION:

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

Planning Policy

The site is located outside of a settlement policy boundary within the AONB.

National Planning Policy Framework (NPPF) (March 2012)

Core Principles – Achieving Sustainable Development Section 7 (Requiring Good Design) Section 10 (Meeting the challenge of Climate Change, Flooding and Coastal Change) Section 11 (Conserving and Enhancing the Natural Environment) Section 12 (Conserving and Enhancing the Historic Environment) Decision Taking

Basingstoke and Deane Local Plan 2011 – 2029

Policy SD1 (Presumption in Favour of Sustainable Development) Policy SS6 (New Housing in the Countryside) Policy EM1 (Landscape) Policy EM4 (Biodiversity, Geodiversity and Nature Conservation) Policy EM10 (Delivering High Quality Development) Policy EM11 (The Historic Environment)

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

Appendix 4 Design and Sustainability SPD (Historic Environment: Conservation Areas) Appendix 14 – Countryside Design Summary Appendix 16 – Residential Amenity Design Guidance

Landscape and Biodiversity Supplementary Planning Document

Landscape Character Assessment SPD

Other material documents

North Wessex Downs AONB Management Plan

S41 of the Natural Environment and Rural Communities Act (NERC Act) 2006

Description of Site

The existing dwelling has been demolished and the replacement dwelling is currently under construction. The existing dwelling was in an elevated position, accessed from a narrow track and public footpath off the Kingsclere to Sydmonton Road.

Proposal

The proposal is an amendment to previously approved schemes for a replacement dwelling and is to enable first floor staff accommodation to be provided above the garage. This application is for the demolition of existing building and erection of replacement dwelling house with attached single storey service wing and garage with first floor staff accommodation.

Consultations

Ecchinswell Parish Council: No objection

Trees: No objection

Landscape: No objection subject to condition

Biodiversity: No objection

Public Observations

None.

Relevant Planning History

16/00616/FUL Demolition of existing building and erection GTD 02.08.2016 of replacement dwelling house with attached single storey service wing and garage

17/00575/FUL Demolition of existing building and erection GTD 13.04.2017 of replacement dwelling house with attached single storey service wing and garage

Assessment

The site is in an elevated position, accessed from a narrow track and public footpath off the Kingsclere to Sydmonton Road. The existing dwelling has been demolished and work has commenced on constructing a replacement dwelling (approved under 16/00616/FUL and then amended under 17/00575/FUL). The house would sit within a slight dip on high ground with mature trees and planting on the south eastern and south western boundaries of the site. The strong hedged enclosure of the track would limit views towards the new building however views of part of the eastern elevation would be possible.

As detailed above, there is recent and relevant planning history on the site. Planning permission 16/00616/FUL was granted in August 2016 for the erection of a replacement dwelling and in 2017 for an amended scheme (17/00575/FUL). The current application, relating to the erection of a replacement dwelling, is identical to that previously granted planning permission with the exception of the garage building having a larger footprint and slightly higher roof ridge height to accommodate staff accommodation above the garage. There have been no changes to the policies under which the previous applications were assessed and therefore it would be unreasonable to come to a different conclusion on the acceptability of a replacement dwelling. To ensure completeness, conditions and informatives relating to the original consent have been attached to this permission and updated accordingly based on the information already submitted to discharge conditions.

The materials for this revised scheme have been permitted under discharge of condition application 16/04358/CONDN. These proposed materials were previously considered to be acceptable and as such the changes proposed would not be considered to have any greater impact on the surrounding character of the AONB landscape than the permitted scheme. Also the alterations would not alter the relationship of the proposed development with nearby listed buildings. The proposed development would be in compliance with Policies EM10, EM11 and EM1 of the and Deane Local Plan 2011-2029.

Impact on the character of the area/ design

The proposal differs from the previously approved scheme with the addition of staff accommodation above the proposed garage/car port. This results in some increase in roof height and the addition of steps around the exterior to access the entrance to the flat on the southern side.

The Landscape Officer has assessed the revised scheme and concluded that the proposed changes will have some landscape impacts; the inclusion of a front entrance porch together with a slight increase in height will affect the southern elevation and its prominence in the landscape; the inclusion of steps to the west and south of the proposed building could potentially have impacts depending on the amount of regrading required and whether this could be accommodated in a naturalistic landform without appearing too incongruous or engineered in the wider landscape.

The Landscape Officer also considers that the earthworks could also potentially affect the existing belt of trees to the south which are a significant landscape feature which also has the benefit of partially screening and softening the impacts of the development and need to be retained. The agent has confirmed that the scheme is very similar to the previously approved scheme and that the existing belt of trees to the south are to be retained as they provide good screening and a mature backdrop for the new dwelling. The cutting into the bank has already been undertaken.

The comments of the Landscape Officer are noted however it is considered that the differences between the approved scheme and the current application do not fundamentally alter the impact that this replacement dwelling would have in this location. The Tree Officer has confirmed that they have no objections to the proposed development and it is considered that subject to condition, the proposal would have an acceptable impact on the character and appearance of the surrounding area and would not adversely affect existing trees, in accordance with Local Plan policy.

Impact on neighbouring amenities

The closest residential property to the site is Nuthanger Farm which is located approximately 170 metres to the east of the site. The orientation of the building and landscape features between the site and this property, in combination with the distance, means that the development would have limited impact on the amenities of this neighbouring property. In addition, the development would continue to provide sufficient garden space and private amenity for the occupants of the replacement dwelling at Ham Hill.

Highways and Parking

The amended scheme would retain sufficient parking and manoeuvring within the site and is acceptable in this regard.

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:

005 P3 032 P1 033 P1 A3-002-P1 A3-003-P1 A3-004-P1

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 development shall be undertaken in accordance with the details/specification of the types and colours of external materials to be used including colour of mortar, together with samples, approved under application reference 16/04358/CONDN on 04/01/16 for the discharge of Condition 3 relating to application 16/00616/FUL. 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 EM1 and EM10 of the Local Plan 2011-2029.

4 All bat protection and mitigation measures shall be carried out in accordance with the Bat Survey dated July 2016 as submitted by Arbtech. The development shall be carried out in complete accordance with Section 4 of the approved report, including the installations of bat boxes. Unless otherwise agreed in writing by the Local Planning Authority. A plan showing the precise locations of access features and bat boxes shall be submitted to the Local Planning Authority. REASON: Bats are known to use the buildings subject to the proposed developments. All species of bats are European Protected Species and are protected under the Wildlife and Countryside Act 1981. They are a material consideration under Policy EM4.

5 If during development works any contamination of the land is encountered or suspected then this shall be fully assessed in accordance with the Contaminated Land Guidance for Developers Leaflet on the BDBC website http://www.basingstoke.gov.uk/services/envhealth/contaminatedland.htm. The developer shall stop work and contact the Local Planning Authority as soon as possible. Any action shall be agreed in writing by the Local Planning Authority, before works recommence. REASON: To ensure any soil, gas or water contamination on the site is remediated to protect the occupiers of the application site and/or adjacent land and in accordance with Policy EM12 of the Basingstoke and Deane Local Plan 2011-2029.

6 The signage that has been installed to warn contractors and delivery drivers of the possible presence of walkers on the public footpath along part of which the site is accessed which was approved under application reference 17/00857/CONDN on 27/03/17 for the discharge of condition 6 relating to application 16/00616/FUL shall remain in place throughout the construction process. REASON: In the interests of maintaining safety on the existing public footpath and in accordance with Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029.

7 The development shall be undertaken in accordance with the landscaping scheme and maintenance programme approved under application reference 16/04358/CONDN on 04/01/16 for the discharge of Condition 3 relating to application 16/00616/FUL. The works approved shall be carried out in the first planting and seeding seasons following the first occupation of the replacement dwelling. 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 EM1 and EM4 of the Basingstoke and Deane Local Plan 2011-2029.

8 The developer shall ensure that the provision which is being made for the parking and turning on site of operatives' and construction vehicles together with storage on site of construction materials which does not cause any obstruction of the public footpath is maintained for the duration of the construction of the development. The provision shall be retained and used for the intended purpose for the duration of the construction period and that area shall not be used for any other purposes other than the parking and turning of vehicles and storage of construction materials respectively. REASON: In the interests of highway safety and in accordance with Policy CM9 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. 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:-

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. Under s34 Road Traffic Act 1988 it is an offence to drive over a public footpath, bridleway or restricted byway without lawful authority. The applicant should therefore satisfy themselves (1) that they have this authority (either by owning the land over which the right of way runs, or alternatively having been granted permission by the landowner), (2) that this permission extends to any additional development and (3) that provision of such authority would continue if the dwelling should subsequently be sold.

4. The applicant should be aware that:-

 All vehicles, including those of contractors and deliveries, would be accessing the site via a public footpath and should give way to public users at all times.  Any damage caused to the surface of the public right of way by construction traffic will be required to be restored to the satisfaction of the Rights of Way Officer, to not less than its minimum width, on the completion of the build.  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.  There must be no surface alterations to the right of way, nor should any work be carried out which affect its surface, without prior 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. We would therefore urge the applicant to contact us as soon as possible if any such work is intended. Any work done 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 safe public use at all times.

5. The granting of planning permission does not absolve the applicant from complying with the relevant law protecting species, including obtaining and complying with the terms and conditions of any licences required, as described in Part IV B of Circular 06/2005.

Signed: LPG

Name: Lucy Page Case officer

Date: 19.12.2017

Signed: SMT

Name: Sue Tarvit APM

Date: 20/12/2017