19 October 2010 Report Item 1

Planning Development Control Committee - 19 October 2010 Report Item 1

Application No: 09/94803/FULL Full Application

Site: Land At Ogdens (opposite The Acorns), Fordingbridge SP6 2PY

Proposal: Storage building; improvements to track (AMENDED PLANS)

Applicant: Haywards Thatchers

Case Officer: Liz Young

Parish: HYDE

1. DISTRICT/BOROUGH: New Forest District Council

2. REASON FOR COMMITTEE CONSIDERATION

Previous Committee consideration.

3. DEVELOPMENT PLAN DESIGNATION

Conservation Area Flood Zone

4. PRINCIPAL DEVELOPMENT PLAN POLICIES

DW-E1 General development criteria (page 57) DW-E8 Trees (page 60) DW-E23 New development in Conservation Areas (page 70) DW-E49 River and coastal flooding (page 89) NF-E1 Control of development (in the New Forest) (page 135) NF-E4 Landscape character of the New Forest (page 139) NF-B2 New employment uses in the New Forest (including farm diversification) (page 152)

5. MEMBER COMMENTS

None received

6. PARISH COUNCIL COMMENTS

Hyde Parish Council: Comments on original scheme: Recommends permission; the family concerned has been thatching in the area for hundreds of years and the next generation will be following on; the proposal accords with the Authority's aim of encouraging local businesses and supporting local heritage; the proposal would be screened from the road by hedging; neighbours have no objections. Comments on the amended scheme are awaited.

7. CONSULTEES

7.1 Tree Officer: Comments on original scheme: Recommends refusal because there is insufficient information to demonstrate that the proposed access track would not lead to unacceptable damage to adjacent Oak trees.

Comments on amended scheme: No objection raised on the understanding that no track is proposed and that the proposed hard surface would be located 10 metres from the boundary. The proposed hardsurfacing should be designed so as to minimise excavation and compaction.

7.2 Highway Authority (HCC): Comments on amended scheme: No objections subject to provision of parking within the site.

7.3 Environment Agency: Comments on original scheme: No objection subject to conditions relating to the following:

. No part of the proposed building should be within 9 metres of the top of the river bank (as shown on proposed plans). . No storage or ground raising should occur within flood zones 2 or 3. . Finished floor levels within the building should be no higher than existing ground levels. . The building should be constructed to allow flood water to permeate into the building.

Comments on the amended scheme:

. The amended layout is considered to be acceptable in flood risk terms. . Recommend that any gate / fence proposed adjacent to the watercourse (as shown on the plan) is of an open style to allow floodwater to freely pass through. . Any works proposed (permanent or temporary) that could affect the flow of the ordinary watercourse would require Flood Defence Consent.

7.4 Natural England: Make the following comments:

. Proposal could lead to further degradation of the SSSI which is currently used as access the application site. . Natural England are of the understanding that the development does not constitute a material change of use and that none of the development proposals would occur within the New Forest SSSI (otherwise further consultation will be required). . Based upon this understanding Natural England consider that the proposal is unlikely to adversely affect the New Forest

2 SSSI subject to conditions relating to construction methods. . The proposals would have the potential to impact upon protected species.

Further comments are awaited on the amended scheme.

7.5 Landscape Officer: Comments on amended scheme:

. Re-positioning of building and removal of track is welcomed. . Extent of hardstanding requires clarification along with details of edging and fencing.

7.6 Ecologist: No objections based upon amended plans but makes the following recommendations:

. Advisory note should be applied to any consent in relation to protected species. . Conditions to secure conservation enhancement should also be imposed in the event that consent is granted.

7.7 Environmental Services - Conservation Area: No objections to the amended siting of the building on the understanding that sympathetic materials would be used; Recommend conditions relating to samples of external facing materials.

8. REPRESENTATIONS

8.1 Applicant's agent: The new siting of the building aims to keep clear of trees and be out of the sightline of the house opposite. There would be a hoggin apron in front of the building where machinery would be used mainly for loading and unloading. The rest of the site would be available to continue with some of the open storage although this would be less as a result of having much of the new material and equipment being able to be kept within the building. It is not envisaged that there would need to be any storage of material connected with the thatching business westwards of the line shown for a possible new fence. The open storage would include items which are part of the business but cannot be stored in the building. Some of this would be anything recyclable from the roofs being re-thatched, other material which is waiting for disposal by way of skips (not kept on site), occasionally new reed which has been purchased at a time when there is a bulk purchase..., the work's vehicles when necessary and small loads which can be handled readily and quickly.

8.2 Representation on original proposal from occupants of Hollybank (a residential property immediately north west of the site): No objections in principle but raises some concerns relating to the potential operation of machinery within the building which could lead to increased noise levels.

8.3 Any further responses received to the amended scheme will be reported to Members at the Committee meeting.

9. RELEVANT HISTORY:

None.

10. ASSESSMENT

Introduction

10.1 Members will recall that this proposal was deferred at the Planning Development Control Committee in April 2010 in order to achieve a scheme which addressed concerns raised at the meeting. From the end of April through to June 2010 extensive discussion and negotiation took place between the applicant/agent and planning officers, with a subsequent delay whilst the applicants obtained a more detailed site survey. The site survey enabled the applicants to reconsider the concerns raised and has resulted in the amended scheme now being referred back to members for resolution.

10.2 For information, the minutes recorded from the Committee meeting in April 2010 read as follows:

"Members were supportive of the development in principle but were concerned that the photographs of the site showed that there was a significant amount of materials and other items currently in open storage within the site. They acknowledged that there remained a number of concerns and therefore agreed to defer the application to enable the planning officer and applicant to consider alternative locations for the building, and to review the impact of the access track, the impact on trees, and the boundary treatment to be used. Furthermore they felt consideration should be given as to whether open storage should be limited by way of a condition".

The site

10.3 This application relates to a rectangular parcel of agricultural land amounting to 2.3 acres within the Western Escarpment Conservation Area. A small stream runs south through the centre of the site and much of the land lies within a designated flood zone. Boundary treatments comprise tall fencing and Cypress and Oak trees, and the land is surrounded by small paddocks. The Acorns, a modest residential property, lies across the road and this property is also surrounded by small fields and the land rises gradually in an easterly direction. A public footpath lies approximately 160 metres to the south of the site. The roadside

4 verges (including the field access) which adjoin the eastern boundary lie within the designated Site of Special Scientific Interest (SSSI).

10.4 The site is currently used for the storage of thatching materials and other unrelated items. Much of this storage is focused centrally within the site and is enclosed on all sides by temporary corrugated sheets. There is also a large amount of storage along the eastern boundary with the highway. This use has not been subject to planning permission or a certificate of lawfulness, and the items currently on site are considered to detract from the visual amenities of the National Park.

Proposal

10.5 In the planning application as originally submitted, consent was sought to construct a storage building in the south east corner of the site, positioned end on to the highway, and to introduce a track extending from the existing access along the entire length of the site up to (and partly surrounding) the proposed building.

10.6 The applicants have amended the proposal following the comments made by Members at the Committee meeting and subsequent discussions with planning officers. In the amended scheme the size of the building (150 square metres and 5.5 metres in height) and its design, materials (green profile sheeting and green eternit roofing) and orientation remain unchanged, but the building would now be located towards the north of the site and the plans no longer include the provision of a track. An area of hardsurfacing (hoggin) measuring 180 square metres is proposed to the front of the building. The agent states that there would be no new access track between the entrance and the hoggin (some 30 metres distance), although in practice some additional surfacing may be required.

Main issues

10.7 The previous officer report identified the main issues to consider as:

. The principle of the proposed development in this location, including planning policy considerations and the justification being put forward on behalf of the applicant. . Impacts on the character and appearance of the Conservation Area and the New Forest landscape. . Impacts on boundary trees. . Ecological issues (SSSI and protected species). . Potential loss of back up grazing land. . Flood risk.

10.8 It was clear at Committee in April that Members were broadly supportive of the principle of a building for the storage needs of the applicant's business, although this appeared to be on the basis of the existing open storage (for which no planning consent or certificate of lawfulness exists) being transferred into the building, to the benefit of the character and appearance of the locality.

10.9 In support of the amended scheme, the applicant's agent states that in fact "open storage is an integral part of the business" and sets out - (see para. 8.1) - the range of open storage needs of the business (in addition to the proposed building). Implicit in the agent's letter, although not part of the current application, is an intention to continue to use the land of the proposed building and access, comprising about one third of the applicant's land on this side of the stream, for open storage. These issues will be discussed in more detail below.

Storage building

10.10 With the original proposal, planning officers raised concerns about the compliance of a proposed storage building in open countryside with Local Plan policies which focus economic activity in defined villages and in redundant agricultural buildings, and because it appeared that alternative options (e.g. re-use of a farm building elsewhere) for these did not appear to have been fully explored. Whilst those concerns still apply, officers have sought an improved siting for the proposed building in accordance with the resolution of Members from April 2010.

10.11 The building is now proposed much closer to the entrance to the paddock (just under 40 metres away compared to nearly 100 metres with the original proposal). It would be end-on to the lane, and would appear to be sufficiently away from both the flood zone and boundary trees. The Landscape Officer and Tree Officer do not have objections subject to clarification of one or two issues from the applicant's agent. Members will be updated accordingly on these matters

Hardstanding and access

10.12 A long access track to the other end of the land is no longer part of the proposal, although there is an approx. 30 metre distance from the site entrance to the proposed hoggin area, a stretch that may require some new surfacing. The "new informal hoggin surface" would be about 12 metres wide in front of the building. This extensive surfacing for a relatively footloose business in a Conservation Area does not address officers' concerns about the impact of the proposal on the character of the Conservation Area, although it is acknowledged that this area is sited close to the building thus reducing visual impact somewhat.

Storage use

10.13 During the negotiations following the April 2010 Committee meeting, it became clear that the applicant desired considerable outside storage in addition to that which would be provided within the building, and would not want a condition prohibiting all external storage at the site. Even though the application is not for any open storage, and Members had made their resolution to defer on the apparent understanding that a building would replace the need for unsightly open storage, officers confirmed their view that if the principle of a building was accepted, an external storage area equivalent to the footprint of the proposed building (and immediately adjacent to the building itself) could potentially be accepted, with storage use elsewhere prohibited.

10.14 However, the amended plan that has been submitted for a final decision does not specify measures to control any subsequent open storage which takes place on the site and information accompanying this plan (email from agent dated 21 September 2010) suggests that the one third of the site near to the site entrance may be used for open storage. The storage described by the agent at para. 8.1 raises concerns about the kind of open storage that Member's saw photographs of at the April 2010 meeting. Much of this area is exposed to views from the Gorley Lynch Road to the west, as well as from the site entrance, and part of the area lies within a (high risk) flood zone 3. Therefore, officers still have concerns that the proposal would be contrary to policies DW-E1, DW-E23, NF-E1 and NF-E4 of the adopted New Forest District Local Plan First Alteration.

10.15 Notwithstanding the remaining concerns about the potential extent of open storage, the business needs of the applicant are acknowledged and it is appreciated that a balance may need to be made between these needs and the visual impact of such open storage on the character of the area. Whilst the Authority could essentially condition that there should be no open storage, there is an appreciation that there may have been an element of open storage on the site for some time. Ordinarily one would expect this to be addressed by the submission of either an application for a lawful development certificate or by way of an application. In the absence of such applications, with the applicant's clear intention to use part of the site for open storage as stated in correspondence, it is considered that a reasonable and pragmatic way to move forward would be to impose conditions which allow a particular area to be allowed for open storage (as attached to the report) together with restrictions on the height of the open storage. This would allow the applicants the opportunity to have both the proposed outbuilding and a reasonable element of open storage that would not have a significantly adverse impact on the character of the area.

7 Other considerations

10.16 Whilst the consultation period for the amended plans has not closed at the time of writing, officers are of the opinion that the noise and disturbance of the operations on site would not give rise to an unacceptable impact on the residential amenities of the neighbours (in particular Hollybank over the road). Any further representations will be considered and will be reported orally at the Committee meeting.

10.17 In ecological terms, although a more intensive use of the site may lead to further degradation of the site access (which lies within the designated New Forest SSSI), Natural England raises no objection as in recent years the entrance appears to have been well used. The Authority's Ecologist considers that the proposed development would not lead to a significantly harmful impact upon protected species, chiefly due to the fact that much of the site's ecological potential has been compromised by activities which have taken place within the site (specifically the storage use and vehicle movements).

10.18 The application site (which would potentially be suitable for grazing use) lies approximately 200 metres from the open forest and the proposal to introduce a storage building could potentially lead to the direct loss of potential back up grazing land. Such land is a valuable resource, which is vulnerable to pressures from non- agricultural uses and development. However, given that a new building in one part of the site is being proposed, rather than the open storage for a larger area of the site, no objection is raised on this point.

10.19 Following the submission of amended plans it is now evident that the proposed building would be located away from the flood zones 2 and 3. However, the additional information - which has also been made available to the Environment Agency - does indicate that the area where the applicant had indicated that open storage would potentially occur could fall within the flood zone.

Conclusion

10.20 Members were broadly supportive of the applicant's business needs for storage, and the amended scheme would effectively remove the need for a longer access track, and ensure a more compact development near the site entrance. The applicant's efforts to address these concerns are acknowledged. Whilst there still are some concerns in relation to open storage it is considered that a small area for open storage may be acceptable and is proposed by way of a condition on the approval.

10.21 On this basis officers consider the scheme now before Members to be acceptable subject to conditions

11. RECOMMENDATION

Grant Subject to Conditions

Condition(s)

1. The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

Reason: To comply with Section 91 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.

2. The development hereby approved shall not take place until the arrangements to be taken for the protection of the trees and hedges on the site have been submitted to and approved in writing by the New Forest National Park Authority, and unless the details thus approved have been implemented.

Reason: To safeguard trees and natural features which are important to the visual amenities of the area, in accordance with policy DW-E8 of the New Forest District Local Plan First Alteration.

3. The building hereby permitted shall not be first used until:

(a) details of the treatment of the boundaries since identified x-x on the attached approved plan no. 1A have been submitted to and approved in writing by the New Forest National Park Authority; and (b) details of the treatment of the boundary of the area since hatched in green on the attached approved plan no. 1A have been submitted to and approved in writing by the New Forest National Park Authority; and (b) these means of enclosure have been implemented in accordance with the details thus approved.

The boundary treatment shall be retained and maintained as approved unless alternative arrangements are submitted to and approved in writing by the New Forest National Park Authority.

Reason: To ensure that the development takes place in an appropriate way in accordance with Policy DW-E1 of the New Forest District Local Plan First Alteration.

4. Notwithstanding the provisions of the Town and Country Planning (Use Classes) Order 2005 and the Town and Country Planning (General Permitted Development) Order 1995 or any subsequent re-enactments thereof, the development hereby approved shall only be used for the storage needs of a roof thatching business and shall not be used for any other purposes, whatsoever,

9 including any other purpose in Class B of the Town and Country Planning (Use Classes) Order 2005 or any subsequent re- enactment thereof, without express planning permission first being obtained.

Reason: In accordance with the application, and because a new commercial building would not normally be allowed in the open countryside of the National Park and permission is only being granted by virtue of the applicant's business (roof thatching) and its longstanding use of the site.

5. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any re- enactment of that Order) no extension (or alterations), private way or hardsurfacing otherwise approved by Class A, B or C of Part 8 of Schedule 2 to the Order shall be erected or carried out without express planning permission first having been granted.

Reason: To ensure that the nature and extent of the development at the site is appropriate to the building and its use hereby permitted and does not harm the character and amenities of the Conservation Area and wider National Park, pursuant to policies DW-E1, DW-E23 and NF-E4 of the New Forest District Local Plan First Alteration.

6. No external storage shall take place at the site except within the area since identified with green hatching on the attached approved plan no. 1A. Items stored in this area shall relate directly to the thatching business and shall not be stored to a height greater than 4 metres above ground level. Details of any surfacing to be applied to the green hatched area shall be submitted to and approved in writing by the New Forest National Park Authority prior to implementation.

Reason: In order to provide for the needs of the business whilst at the same time controlling development and minimising the visual impacts of the use of the site by the thatching business, pursuant to policies DW-E1 and NF-E4 of the New Forest District Local Plan First Alteration.

7. No activity shall take place on the site in connection with the approved use other than between the hours of 0700 and 1900 hours Monday to Saturdays, not including recognised public holidays.

Reason: To safeguard the amenities of nearby residential properties in accordance with Policy DW-E1 of the New Forest District Local Plan First Alteration.

8. No external lighting shall be installed on the site before details of such proposals have first been submitted to and approved in writing by the New Forest National Park Authority.

Reason: To protect the amenities of the area in accordance with Policies DW-E1, DW-E23, DW-E43 and NF-E4 of the New Forest District Local Plan First Alteration.

9. Should the use of the building hereby approved for the storage needs of a roof thatching business cease for a period of six months, then the building shall be removed from the site and the site restored to a condition that is first agreed in writing by the New Forest National Park Authority.

Reason: A new commercial building would not normally be allowed in the open countryside of the National Park, and permission is only being granted by virtue of the applicant's business (roof thatching) and its longstanding use of the site. The removal of the building should it no longer be required for this purpose would be in the interests of the character and appearance of the Western Escarpment Conservation Area and the open countryside of the National Park, pursuant to Policies DW-E1, DW-E23 and NF-E4 of the New Forest District Local Plan First Alteration.

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Tel: 01590 646600 Fax: 01590 646666

Planning Development Control Committee - 19 October 2010 Report Item 2

Application No: 10/95390/VAR Variation / Removal of Condition

Site: Land Adjacent Godshill Village Hall, Godshill, Fordingbridge, SP6 2LL

Proposal: Application to vary condition 2 of planning permission ref. 93110 to change surface of parking/turning area

Applicant: Mr N Arnold

Case Officer: Mark Funnell

Parish: GODSHILL

1. DISTRICT/BOROUGH: New Forest District Council

2. REASON FOR COMMITTEE CONSIDERATION

Given that the Parish Council has declined to comment on the application, in case of a potential conflict of interest, this is an application that the Director of Strategy and Planning does not consider it would be prudent to determine under officers’ delegated authority.

3. DEVELOPMENT PLAN DESIGNATION

Conservation Area

4. PRINCIPAL DEVELOPMENT PLAN POLICIES

DW-E1 General development criteria (page 57) DW-E23 New development in Conservation Areas (page 70) NF-E4 Landscape character of the New Forest (page 139) NF-P7 Community facilities in the New Forest (page 176)

5. MEMBER COMMENTS

None received

6. PARISH COUNCIL COMMENTS

Godshill Parish Council: Confirms that the Parish Council will not be commenting on the application, as the Council is planning to purchase the piece of land and considers that it would be a conflict of interest.

7. CONSULTEES

7.1 Landscape Officer: No objection to use of hoggin for car park surface. Recommends that any edging is carried out in timber not pre-cast concrete kerb. Notes that if a grasscrete/grid system were installed and maintained correctly it could can provide a perfectly suitable surface for both vehicles and people and satisfy any DDA requirements. Clarification is sought on what is going to happen to all the excavated material.

7.2 Highway Authority (HCC): No highway objections.

7.3 Archaeologist: No comments received.

8. REPRESENTATIONS

8.1 Applicant: Grasscrete surfacing is wholly unsatisfactory for the elderly and disabled. A grass surface was cut and prepared as an experiment last year, but only 2 or 3 cars took advantage of it. Hoggin is a superior surface. Edging would be in timber. Excavated material would be removed from the site.

8.2 Eight representations in support. Most comments relate to the benefits that a car park would bring. Of the specific comments on a change of surface:

. One representee stated that Hoggin would be a more user friendly surface. . One representee stated that the surface does not matter provided it is easily crossed by those less mobile.

8.3 Two representations raising objections or concerns:

. The existing planning condition requiring surfacing that grass could grow through should be retained. . Hoggin would be noisy, obtrusive and liable to channelisation in its sub-base. . The applicant apparently prepared a grass site as an experiment and not an eco grass grid, and it may not have been well advertised. . A grass grid or grasscrete surface would be safe, self-draining, ecological, low maintenance, would look like grass and be a far superior product. . The Parish Council believed grasscrete was desirable when it was debated at the time of the last application. . (Advice is also given in one of the letters on appropriate lighting of the car park and the management of its operation).

9. RELEVANT HISTORY:

9.1 Change of use to a car park and amenity area; new access (93110) granted on 5 December 2008.

9.2 Alterations to roof; single storey extension (80306) approved on 24 February 2004.

9.3 Single storey additions, roof alterations to form room in roof and construction of disabled ramp (71554) approved on 8 June 2001.

10. ASSESSMENT

10.1 Godshill Village Hall lies just off the B3078 opposite the Fighting Cocks public house. Access is gained via the narrow lane that connects Godshill with Woodgreen. The application site is to the northern side of the village hall, and comprises a small part of a small field which is served by an existing field access gate. The field is generally well screened from the road by an established hedge. The site lies within the Western Escarpment Conservation Area.

10.2 Planning permission was granted in December 2008 for the change of use of the land in question to a car park to serve the Village Hall, plus an additional amenity area (ref. 93110). The car park would accommodate 18 cars and use the existing vehicular access to the field.

10.3 Condition 2 of planning permission requires that prior to commencement of the development certain details are submitted for approval. These details include: "(b) details of the surfacing to the parking and turning area (that permits grass to grow through)". Details of boundary treatment and the layout of individual spaces are also sought through the same condition.

10.4 The proposal involves changing the surfacing from a grasscrete or grass-grid product to hoggin, otherwise known as Ringwood Park gravel. This would involve an excavation of 450mm of topsoil and subsoil and installation of 150mm of hoggin over 300mm of compacted crushed stone and a geotextile membrane (terram).

10.5 The applicant (Mr Arnold - the landowner) has justified the change by referring to the safety problems associated with grasscrete type products that could be overcome by using hoggin. He also states that hoggin is common in the New Forest, consolidates well and is totally permeable.

10.6 The main issue is the landscape and visual impact of this change; plus any highway implications, and any impacts on neighbouring properties.

10.7 In landscape and visual terms, it should be noted that the use of part of the field as a car park already has the benefit of planning permission, and that the Authority's Landscape Officer raises no objection to the proposed change of surfacing material. Whilst the initial intention was for the site to broadly resemble a green field when not in use, it is accepted that a grasscrete or grass-grid product used for the whole car park would not be optimal in health and safety terms for users.

10.8 By contrast, hoggin is used elsewhere within the New Forest, and would be a permeable surface that may have advantages in terms of maintenance and safety. Its visual appearance would be different from a green field, but in this context at the edge of a village and next to the village hall, would not appear intrusive or discordant. Its colouration would mellow over time and along with new boundary treatment the car park would, it is contended, blend successfully into the local landscape.

10.9 The Highway Authority (HCC) raises no highway objections to the proposed new surface. No comments have however been received from the Authority's Archaeologist; Members will be updated at the committee meeting of any comments received.

10.10 No unacceptable impacts on the amenities of neighbouring properties should occur as a result of the proposed change. There would be no dwellings immediately adjacent to the location of the car park, and it is considered that the surface would be quieter to use than a plain gravel surface.

10.11 In conclusion, the proposed village hall car park - which already has the benefit of planning permission - represents an important addition to local community facilities in Godshill. The hoggin surfacing would not give rise to any unacceptable landscape or visual impacts in this edge of village location. Permission is therefore recommended for the variation of condition such that the requirement for a car park surface that grass grows through is dropped, and hoggin can be used instead. All other conditions (which included landscaping details to be submitted for approval and restrictions on external lighting, external play equipment and use of the amenity area) would remain in force.

11. RECOMMENDATION

Grant Subject to Conditions

Condition(s)

1. The alternative car park surface (Hoggin) hereby approved shall only be used within the area outlined in green on the attached drawing no. 7239/1/A and shall not be used in the remainder of the site.

Reason: In accordance with the applicant's proposals and to ensure appropriate development takes place, pursuant to Policies DW-E1, DW-E23 and NF-E4 of the New Forest District Local Plan First Alteration.

2. Prior to the commencement of development, the details required though condition 2 parts (a) and (c) of planning permission ref. 08/93110 shall be submitted to and approved in writing by the New Forest National Park Authority in accordance with the requirements of that condition.

Reason: In order to clarify that whilst this permission effectively removes the requirement to submit details of car park surfacing, the details required by other parts of condition 2 of planning permission ref. 08/93110 still need to be submitted for prior approval.

Informative(s):

The conditions attached to planning permission ref. 08/93110 (apart from condition 2(b)) remain in force.

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Tel: 01590 646600 Fax: 01590 646666

Planning Development Control Committee - 19 October 2010 Report Item 3

Application No: 10/95533/FULL Full Application

Site: St Katharine's Church, Summer Lane, Exbury

Proposal: Outbuilding (composting toilet) with access path to north side of church

Applicant: PCC and Incumbent of St Katharine's Church

Case Officer: Laura Harry

Parish: EXBURY AND LEPE

1. DISTRICT/BOROUGH: New Forest District Council

2. REASON FOR COMMITTEE CONSIDERATION

Contrary to Parish Council view.

3. DEVELOPMENT PLAN DESIGNATION

Conservation Area Listed Building

4. PRINCIPAL DEVELOPMENT PLAN POLICIES

DW-E1 General development criteria (page 57) DW-E20 Setting of listed buildings (page 69) DW-E23 New development in Conservation Areas (page 70) DW-E15 Access for impaired or restricted mobility (page 64)

5. MEMBER COMMENTS

None received

6. PARISH COUNCIL COMMENTS

Exbury and Lepe Parish Council: Recommend permission - A real necessity that St Katherine's Church has its own composting toilet. A very environmental solution, built from natural materials. No visual impact and unobtrusive.

7. CONSULTEES

7.1 Environmental Services - Listed Buildings: Recommend refusal - The proposed composting toilet relates poorly to St. Katherine's Church in terms of its design, materials and detailing and is out of keeping with the style and character of the building, and would have an adverse impact therefore on the setting of the listed building.

7.2 Landscape Officer: Recommend refusal - The composting toilet would look out of place within the curtilage of a listed building and alter the landscape setting. The proposed reinforced path may not perform well in this circumstance.

8. REPRESENTATIONS

8.1 One comment received from New Forest Access for All. The access to the toilet should be flat and level (without steps). The doorway should have a level threshold and should be sufficiently wide to afford east access for a wheelchair/scooter. The path should be sufficiently wide to allow easy access by a wheelchair/scooter.

9. RELEVANT HISTORY:

No planning history.

10. ASSESSMENT

10.1 St. Katherine's Church is a Grade II listed building which dates from 1907 having replaced an earlier church dated 1827. It consists of coursed squared light grey Swanage stone with yellow Chilmark stone dressings and roofed with red plain tiles. The church is located within Exbury conservation area within a historic part of the village.

10.2 Consent is sought for an outbuilding (composting toilet) with access path to the north side of the church. The outbuilding would be 1.6 metres wide, 2.2 metres in depth (measured internally) and 2.4 metres in height to the top of the mono pitch. The outbuilding would be clad in timber and the roof would be clad with corrugated sheeting. The windows and doors would be constructed of softwood. The proposed path which would lead to the outbuilding would comprise agrablock or a similar modular grid system filled with gravel. It is also proposed to plant a large specimen shrub near the northeast corner of the memorial chapel (although this is not shown on any of the plans).

10.3 While the need for a toilet is understood, it is not considered that the proposed location is in the best interest of preserving the character and setting of this fine listed stone church. The proposed toilet has the appearance of a utilitarian timber clad shed and buildings of this type should be located away from the principle (front and side) elevations of the building. The proposed development would relate poorly to St. Katherine's Church in terms of its siting, design, materials and detailing and would be out of keeping with the style and character of the building. The development would therefore have an adverse affect on the setting of the listed building.

10.4 Whilst a gravel path may be acceptable, consideration should be given to compacting the gravel rather than using a modular grid system. Over time the gravel would become displaced exposing the grids which can look unsightly and can cause an uneven surface for wheelchair users. However, the impact on the listed building, as a result of the path, is not considered to be to such an extent as to recommend refusal on this basis.

10.5 The churchyard has a hedge along the boundary adjacent to the road. The proposed composting toilet would not be visible from the road and would therefore have minimal impact on the character and appearance of the conservation area and landscape setting.

10.6 However, because of the impact of the development on the listed building, planning permission should therefore be refused.

11. RECOMMENDATION

Refuse

Reason(s)

1. The proposed outbuilding would relate poorly to St. Katherine's Church in terms of its siting, design, materials and detailing and would be out of keeping with the style and character of the building. The development would therefore have an adverse affect on the setting of the listed building. For these reasons the proposed development would be contrary to policies DW-E1 and DW-E20 of the New Forest District Local Plan First Alteration.

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02 02

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99800m 99800m 44 44 30 24 26 28 00m 00m Item: 3 New Forest National Park Authority South Efford House, Milford Road, Ref: 10/95533/FULL Everton, SO41 0JD

Tel: 01590 646600 Fax: 01590 646666

Planning Development Control Committee - 19 October 2010 Report Item 4

Application No: 10/95516/FULL Full Application

Site: The Child & Family Centre, Lyndhurst Road, Ashurst, Southampton, SO40 7AR

Proposal: Replacement shelter for electrical LV panel; replacement oil tank and generator; associated enclosures

Applicant: NHS Hampshire Primary Care Trust

Case Officer: Paul Hocking

Parish: ASHURST AND COLBURY

1. DISTRICT/BOROUGH: New Forest District Council

2. REASON FOR COMMITTEE CONSIDERATION

Contrary to Parish Council view.

3. DEVELOPMENT PLAN DESIGNATION

No specific designation

4. PRINCIPAL DEVELOPMENT PLAN POLICIES

DW-E1 General development criteria (page 57) DW-E8 Trees (page 60)

5. MEMBER COMMENTS

None received

6. PARISH COUNCIL COMMENTS

Ashurst and Colbury Parish Council: Recommend refusal: The Parish Council objects to this development because the existing historic gatehouse is being demolished. The plans should be amended to a refurbishment of the gatehouse. It should also be ensured that the hedges and trees in this sensitive site are protected during the works.

7. CONSULTEES

7.1 Environmental Protection NFDC: No objection subject to a condition to secure a noise assessment in accordance with BS4142:1997 in order to assess any impact.

23 7.2 Tree Officer: No object subject to a condition to secure site levels and surface treatments.

8. REPRESENTATIONS

8.1 None received

9. RELEVANT HISTORY:

9.1 Replacement shelter for electrical LV panel; replacement oil tank and generator; associated enclosures (94114) granted on 24 July 2009.

10. ASSESSMENT

10.1 The Child and Family Centre is located at the Ashurst Hospital complex on the eastern side of the National Park. The site is near to the mainline Ashurst train station and adjacent to a public house. The site is just outside of the defined village of Ashurst and thus is within open countryside.

10.2 The proposal relates to a replacement electrical shelter, oil tank and generator as well as three timber enclosures (1.9 metres in height) - one for the electrical LV (low voltage) panel; one for the generator and fuel tank; and one for wheelie bin storage.

10.3 The key planning consideration relates to protecting the character and amenity of the area.

10.4 This application follows consent for a similar application and it is considered that this revised proposal would still be modest in scale and sited in an appropriate location. The proposal would largely replace the existing structures and equipment in this area and therefore the development would remain well contained. The proposal would therefore not be considered to adversely affect the character or appearance of the area and would not materially increase activities as the development would serve the sites existing facilities.

10.5 The desire of the Parish Council to retain the existing gatehouse is noted however the previous scheme also related to the demolition of the gatehouse (for which the Parish Council recommended permission). Even if the site were within a conservation area (which it is not), the building would be too small for control over its demolition to be exercised by the Authority.

10.6 Owing to the marginally revised layout and positioning of the development the Authority's Tree Officer was consulted and raised no objection due to the presence of existing structures and built form (as well as the extant planning permission). Therefore whilst the trees provide a useful amenity an objection on this basis would not be sustainable. Given the application only provides

24 limited details in relation to surface treatments and levels it will therefore be necessary to secure these details by means of condition.

10.7 The consultation response of Environmental Health is noted to provide amplification (in relation to the earlier application) as to the requirement for a noise assessment. However as the proposal relates to replacement (and thus not new) equipment the issue is still to be fully resolved with Environmental Health and thus an update will be provided as to the necessity of conditions at the meeting. An informative note will however be applied regarding the historic land use of the site.

11. RECOMMENDATION

Grant Subject to Conditions

Condition(s)

1. The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

Reason: To comply with Section 91 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.

2. Prior to the commencement of development details of the surface treatments of the site, and associated levels, shall be submitted to the New Forest National Park Authority for approval in writing.

Development shall only take place in accordance with the approved details.

Reason: To protect trees and the associated visual amenities of the area in accordance with policy DW-E8 of the adopted New Forest District Local Plan First Alteration.

Informative(s):

The historic use of the land as a hospital site indicates potential contaminative uses. Therefore, in the event that contamination is found at any time during any ground invasive works these must be immediately reported to Environmental Health and works halted whilst the matter is considered.

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110000m 110000m 43 43 40 32 34 36 38 00m 00m Item: 4 New Forest National Park Authority South Efford House, Milford Road, Ref: 10/95516/FULL Everton, SO41 0JD

Tel: 01590 646600 Fax: 01590 646666

Planning Development Control Committee - 19 October 2010 Report Item 5

Application No: 10/95541/FULL Full Application

Site: 21 Lakewood Road, Ashurst, Southampton, SO40 7DH

Proposal: Roof alterations to increase first floor accommodation.

Applicant: Mr & Mrs Gray

Case Officer: Laura Harry

Parish: ASHURST AND COLBURY

1. DISTRICT/BOROUGH: New Forest District Council

2. REASON FOR COMMITTEE CONSIDERATION

Contrary to Parish Council view.

3. DEVELOPMENT PLAN DESIGNATION

Defined New Forest Village

4. PRINCIPAL DEVELOPMENT PLAN POLICIES

DW-E1 General development criteria (page 57) NF-H3 Extensions to dwellings in the New Forest (page 144)

5. MEMBER COMMENTS

None received

6. PARISH COUNCIL COMMENTS

Ashurst and Colbury Parish Council: Recommend permission - Although somewhat out of character, precedents set by the Inspectorate elsewhere, indicates this development will be approved.

7. CONSULTEES

No consultations required

8. REPRESENTATIONS

8.1 Three letters of support have been received from the neighbouring properties 23 Lakewood Road, 19 Lakewood Road and 16 Lakewood Road regarding:

. No adverse effect to neighbouring properties

27 . The work would not be detrimental to the area . A number of properties in the area have had similar alterations

9. RELEVANT HISTORY:

9.1 Addition of a conservatory (83/23987) granted planning permission 28 April 1983.

10. ASSESSMENT

10.1 21 Lakewood Road is faced in red brick, set within a moderately sized rectangular shaped plot and located within the defined New Forest village of Ashurst. The dwelling is sited within a built up residential area characterised by bungalows, a number of which have been altered.

10.2 Consent is sought for roof alterations to increase first floor accommodation. The dwelling as it existed on the 1 July 1982 had a floorspace of 68 square metres and the property is therefore classified as a small dwelling. The proposed floorspace, including the addition of a conservatory (21 square metres) granted permission in 1983 and the conversion of the loft space in 1990, would be 122 square metres, contrary to policy NF-H3 for small dwellings. The roof extension would be faced in tile hanging on the rear gable and roofed with plain concrete tiles to match the existing dwelling.

10.3 The roof extension, whilst appearing somewhat awkward compared to the simple form of the existing roof, would be sited to the rear of the property and would not be readily visible from the streetscene and is considered on balance to be acceptable.

10.4 Policy NF-H3 (and the related policy NF-H4 for replacement dwellings) both seek to control the cumulative impact of proposals to extend and replace existing dwellings with larger dwellings to no more than 30% of the existing floorspace, or no more than 100 square metres in total if the existing dwelling was less than 80 square metres (small dwelling). If such development was allowed to be undertaken unchecked, it would in the long- term lead to the gradual urbanisation and erosion of the rural character of the New Forest area. In this case, it would occur through the visual impact of the development in terms of scale, massing and the impact on the existing dwelling and the greater effects of increased activity and pressures associated with larger dwellings, which would damage the unique character and quality of the National Park.

10.5 In this particular case, the resultant habitable floorspace, including previous extensions and the current proposal would be 122 square metres, which would substantially exceed the maximum floorspace allowance of 100 square metres for small dwellings

28 permitted under policy NF-H3. The proposed development would therefore conflict with the aims of policy NF-H3 which seeks to prevent the cumulative erosion of the character of the New Forest and also to maintain a balance within the housing stock. Furthermore, granting planning permission would make it more difficult for the Authority to resist proposals for similar developments. For these reasons planning permission should be refused.

10.6 The case of Dibben Construction Ltd v. Secretary of State for the Environment and the Borough of Test Valley is relevant. The Deputy Judge concerned concluded that if "permissions were granted in breach of policy without good reason it had to be predictable that other applications equally devoid of good reason would follow and be difficult to resist. The fear of other applications difficult to resist in those circumstances, was not a mere fear of generalised concern. It was founded on evidence in as much as the facts spoke for themselves". This was the case in an appeal for Lilac Cottage, Brickfield Lane, Walhampton, Lymington, SO41 5RD (Appeal Ref: APP/B9506/D/09/2117948) where a single storey side and rear extension would have increased the floorspace of the building substantially in excess of the 100 square metre size limit. The inspector concluded "The scheme would therefore conflict with the aims of LP Policy NF-H3 which seek to prevent cumulative erosion of the character of the New Forest and also to maintain the balance of small dwellings within the housing stock. Furthermore allowing the appeal would make it more difficult for the Authority to resist proposals for similar developments." The appeal was dismissed.

11. RECOMMENDATION

Refuse

Reason(s)

1. In order to help safeguard the long term future of the countryside, the Local Planning Authority considers it important to resist the cumulative effect of significant enlargements being made to rural dwellings. Consequently policy NF-H3 of the New Forest District Local Plan First Alteration seeks to limit the proportional increase in the size of such dwellings in the New Forest National Park recognising the benefits this would have in minimising the impact of buildings and activity generally in the countryside and the ability to maintain a balance in the housing stock. This proposal, taking into account previous enlargements, would result in a building which is unacceptably large in relation to the original dwelling and would undesirably add to pressures for change which are damaging to the future of the countryside.

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111000m 111000m 43 43 46 40 42 44 00m 00m Item: 5 New Forest National Park Authority South Efford House, Milford Road, Ref: 10/95541/FULL Everton, SO41 0JD

Tel: 01590 646600 Fax: 01590 646666

Planning Development Control Committee - 19 October 2010 Report Item 6

Application No: 10/95547/FULL Full Application

Site: 46 Ashdene Road, Ashurst, Southampton, SO40 7DN

Proposal: Roof alterations to form rooms in roof; dormer window; rear extension; external access stairs

Applicant: Mr Lafford

Case Officer: Laura Harry

Parish: ASHURST AND COLBURY

1. DISTRICT/BOROUGH: New Forest District Council

2. REASON FOR COMMITTEE CONSIDERATION

Contrary to Parish Council view.

3. DEVELOPMENT PLAN DESIGNATION

Defined New Forest Village

4. PRINCIPAL DEVELOPMENT PLAN POLICIES

DW-E1 General development criteria (page 57) NF-H3 Extensions to dwellings in the New Forest (page 144)

5. MEMBER COMMENTS

None received

6. PARISH COUNCIL COMMENTS

Ashurst and Colbury Parish Council: Recommend permission - A reasonable development.

7. CONSULTEES

No consultations required

8. REPRESENTATIONS

8.1 Two representations (regarding the original and amended plans) received from the occupiers of the neighbouring property 48 Ashdene Road regarding the impact of the proposed development in terms of overlooking and loss of privacy.

9. RELEVANT HISTORY:

9.1 None relevant.

10. ASSESSMENT

10.1 48 Ashdene Road is a detached 1960's hipped roof bungalow, faced in render with a brick plinth and located within the defined New Forest village of Ashurst. The area consists of a number of 1960's hipped roof bungalows that have a suburban character. The dwelling is set back from the road in a relatively small plot which slopes downhill away from the highway. The application site also comprises a single pitched roof garage on the southern boundary.

10.2 Consent is sought for roof alterations to form rooms in the roof; dormer window; rear extension and external access stairs. The dwelling as it existed on the 1 July 1982 had a floorspace of 68 square metres and is therefore classified as a small dwelling in policy terms. The proposed development would increase the floorspace of the property to 107 square metres, contrary to policy NF-H3. The extension would be faced in brick and render with a tiled roof and white UPVC widows and doors to match the existing dwelling.

10.3 Policy NF-H3 (and the related policy NF-H4 for replacement dwellings) both seek to control the cumulative impact of proposals to extend and replace existing dwellings with larger dwellings to no more than 30% of the existing floorspace, or no more than 100 square metres in total if the existing dwelling was less than 80 square metres. If such development was allowed to be undertaken unchecked, it would in the long-term lead to the gradual urbanisation and erosion of the rural character of the New Forest area. In some cases, this would occur through the visual impact of the development in terms of scale, massing and the impact on the existing dwelling, its curtilage, its neighbours and the wider environment although it is acknowledged, in this case, that the proposed roof alterations would not erode the character of the area by way of visual impact. However, the issue in this particular case relates to the greater effects of increased activity and pressures associated with larger dwellings, which would damage the unique character and quality of the National Park.

10.4 In this particular case, the habitable floorspace would be increased to 107 square metres, which would exceed the maximum floorspace allowance of 100 square metres for small dwellings permitted under policy NF-H3. The proposed development would therefore conflict with the aims of policy NF- H3 which seeks to prevent the cumulative erosion of the character of the New Forest and also to maintain a balance within the housing stock. Furthermore, granting planning permission would

32 make it more difficult for the Authority to resist proposals for similar developments. For these reasons planning permission should be refused.

10.5 The case of Dibben Construction Ltd v. Secretary of State for the Environment and the Borough of Test Valley is relevant. The Deputy Judge concerned concluded that if "permissions were granted in breach of policy without good reason it had to be predictable that other applications equally devoid of good reason would follow and be difficult to resist. The fear of other applications difficult to resist in those circumstances, was not a mere fear of generalised concern. It was founded on evidence in as much as the facts spoke for themselves". This was the case in an appeal for Lilac Cottage, Brickfield Lane, Walhampton, Lymington, SO41 5RD (Appeal Ref: APP/B9506/D/09/2117948) where a single storey side and rear extension would have increased the floorspace of the building well in excess of the 100 square metre size limit. The inspector concluded "The scheme would therefore conflict with the aims of LP Policy NF-H3 which seek to prevent cumulative erosion of the character of the New Forest and also to maintain the balance of small dwellings within the housing stock. Furthermore allowing the appeal would make it more difficult for the Authority to resist proposals for similar developments."

10.6 In terms of overlooking the proposed dormer window on the side elevation facing number 48 Ashdene Road would be obscure glazed, the new window at ground floor level would be permitted development and the three rooflights would be more than 1.7 metres above ground level and thus could not viewed out of easily. The juliet balcony on the rear gable would provide a view down the rear garden of the application site and potentially an oblique view of the end of the garden of Number 48 Ashdene Road. The external access stairs simply provides a means of access and the platform area would not be large enough to use as a seating area. It is also important to consider that there is some mutual overlooking as is often the case in built up residential areas. The extension would infill the corner of existing building and would not extend closer to the neighbouring property than the existing dwelling. Accordingly, it is considered that there would be no detrimental impact on the amenities of any neighbouring properties in terms of overlooking, loss of light or overbearing impact.

11. RECOMMENDATION

Refuse

Reason(s)

1. In order to help safeguard the long term future of the countryside, the Local Planning Authority considers it important to resist the cumulative effect of significant enlargements being made to rural dwellings. Consequently policy NF-H3 of the New Forest District Local Plan First Alteration seeks to limit the proportional increase in the size of such dwellings in the New Forest National Park recognising the benefits this would have in minimising the impact of buildings and activity generally in the countryside and the ability to maintain a balance in the housing stock. This proposal would result in a building which is unacceptably large in relation to the original dwelling and would undesirably add to pressures for change which are damaging to the future of the countryside.

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12 12

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110800m 110800m 43 43 44 38 40 42 00m 00m Item: 6 New Forest National Park Authority South Efford House, Milford Road, Ref: 10/95547/FULL Everton, SO41 0JD

Tel: 01590 646600 Fax: 01590 646666

Planning Development Control Committee - 19 October 2010 Report Item 7

Application No: 10/95586/FULL Full Application

Site: Dean House, Middle Road, Tiptoe, Lymington, SO41 6FX

Proposal: Outbuilding

Applicant: Mr & Mrs T Wicks

Case Officer: Liz Young

Parish: SWAY

1. DISTRICT/BOROUGH: New Forest District Council

2. REASON FOR COMMITTEE CONSIDERATION

Contrary to Parish Council view.

3. DEVELOPMENT PLAN DESIGNATION

No specific designation

4. PRINCIPAL DEVELOPMENT PLAN POLICIES

DW-E1 General development criteria (page 57) DW-E8 Trees (page 60) NF-H5 Outbuildings in the New Forest (page 145)

5. MEMBER COMMENTS

None received

6. PARISH COUNCIL COMMENTS

Sway Parish Council: Recommends refusal; if the detached garage were moved further from the boundary and trees were unaffected then this would reduce impact upon neighbours and trees.

7. CONSULTEES

7.1 Tree Officer: No objections; the garage is adjacent to a row of Cypress trees forming a hedge. It is sufficiently remote from a good Oak on the frontage and existing ground conditions are such that damage from the construction access is not likely to occur.

8. REPRESENTATIONS

8.1 None received.

9. RELEVANT HISTORY:

9.1 Ground floor and first floor extensions; balcony; porch; detached garage (90790) granted on 29 November 2006.

10. ASSESSMENT

10.1 Dene House is a large detached two storey dwelling located in residential surroundings towards the edge of the village of Tiptoe. The property lies in a spacious plot which backs onto fields to the south. The side (east and west) boundaries are adjoined by detached residential properties. The east boundary is enclosed by a row of conifers.

10.2 Consent is sought for a detached double garage towards the front of the dwelling adjacent to the east boundary. The ridge height would measure just under 5.5 metres and external facing materials would be render and roof tiles to match the dwelling. The external footprint would measure 44 square metres. Four conifers on the east boundary would be removed in order to facilitate the development.

10.3 The main issues under consideration are:

. Whether the proposed outbuilding would be appropriate and incidental to the dwelling and its domestic curtilage. . Potential loss of amenity to neighbouring properties. . Impact upon trees.

10.4 It is considered that the simple design of the proposed building, its intended use, the absence of any first floor accommodation and also its overall size in relation to the house would ensure it would be an appropriate and incidental building in this context. Whilst Parish Council concerns relating to visual impact are noted, the building would be set back from the highway by just under 4 metres. The front boundary of the site also benefits from a substantial amount of screening.

10.5 Although the proposed building would be positioned in close proximity (2 metres) to the east boundary with the neighbouring property, it would not lead to an unacceptably harmful impact through loss of light, visual intrusion or overlooking. The removal of boundary trees would make the development more visible from the neighbouring property but it would lie adjacent to their driveway. It would not impact upon the dwelling itself or the private area of garden to the rear.

10.6 The relatively modest size of the development would also ensure it would not lead to a harmful level of visual intrusion. Dwellings in the immediate vicinity are positioned closer to Middle Road and due to the fact that Dean House is set well back in its plot, the positioning of the proposed outbuilding is not considered to be at odds with the layout and character of neighbouring development. The proposal would therefore be in accordance with policy DW-E1 of the adopted Local Plan.

10.7 Although the trees do offer a certain level of screening along the boundary with the neighbouring property, they are not of any significant amenity value and the Tree Officer does not object to their removal. Without the trees in place the proposed development is not considered to lead to a significant loss of amenity to the adjoining property and the vegetation along the roadside boundary would remain unaffected by the proposal. The development would therefore be in accordance with policy DW-E8 of the adopted Local Plan.

11. RECOMMENDATION

Grant Subject to Conditions

Condition(s)

1. The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

Reason: To comply with Section 91 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.

2. The external facing materials shall match those used on the existing dwelling.

Reason: To ensure an acceptable appearance of the building in accordance with Policy NF-H5 of the adopted New Forest District Local Plan First Alteration.

3. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any re- enactment of that Order) no extension (or alterations) otherwise approved by Class E of Part 1 of Schedule 2 to the Order, shall be carried out on the approved outbuilding without express planning permission first having been granted.

Reason: To ensure the outbuilding remains incidental and appropriate to the dwelling in accordance with Policy NF-H5 of the adopted New Forest District Local Plan First Alteration.

4. Prior to the commencement of the development, a scheme of landscaping of the site shall be submitted to and approved in writing by the New Forest National Park Authority. This scheme shall include:

(a) the existing trees and shrubs which have been agreed to be retained; (b) a specification for new planting (species, size, spacing and location); (c) a method and programme for its implementation and the means to provide for its future maintenance.

The development shall only the implemented in accordance with those details that are approved.

Reason: To ensure that the development takes place in an appropriate way and to comply with Policies DW-E1 and NF-E4 of the New Forest District Local Plan First Alteration.

5. All planting, seeding or turfing comprised in the approved details of landscaping shall be carried out in the first planting and seeding seasons following the occupation of the buildings or the completion of the development, whichever is the sooner. Any trees or plants which within a period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size or species, unless the Local Planning Authority gives written consent to any variation.

Reason: To ensure the appearance and setting of the development is satisfactory and to comply with Policies DW-E1 and NF-E4 of the New Forest District Local Plan First Alteration.

6. The building the subject of this permission shall only be used for purposes incidental to the dwelling on the site and shall not form part of its habitable accommodation.

Reason: To protect the character and appearance of the countryside in accordance with policy NF-H5 of the New Forest District Local Plan First Alteration.

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97400m 97400m 42 42 66 58 60 62 64 00m 00m Item: 7 New Forest National Park Authority South Efford House, Milford Road, Ref: 10/95586/FULL Everton, SO41 0JD

Tel: 01590 646600 Fax: 01590 646666