Medstead Parish Council

MEDSTEAD PARISH COUNCIL

Minutes of the Planning Committee held on Wednesday 8th August 2018 at 6.00pm at Medstead Village Hall.

PRESENT: Councillors Roy Pullen (Chair), Peter Fenwick, Mike Smith & Georgy Fuzzard. Also present: Two members of the public and Peter Baston (Parish Clerk).

Action 18.60 OPEN SESSION i. A member of the public expressed concern over EHDC planning reference 25256/045 (Land at Friars Oak Farm, Boyneswood Road, Medstead). He was concerned that this proposed development was outside the Settlement Policy Boundary and was in direct conflict with the democratically adopted Medstead & Four Marks Neighbourhood Plan (M&FMNP). He stated that his main concern is the access for building which he felt was likely to be either through the first phase of the “Azalea” development, through the existing Friars Oak or via a route through the Forestry Enterprise land near to Chawton Park Woods. Cllr Pullen commented that whilst EHDC Planning did not have any jurisdiction over movement of traffic, he felt that should the development be approved, that it would be through the “Azalea” phase 1 development. ii. Another member of the public questioned that if the Housing Enabling Officer for EDHC had already objected to the development, then why was further consultation required. Cllr Pullen commented that every aspect of the proposal has to be considered through the democratic and open process. iii. The member of the public commented that he believed that William Lacey Group owned the land beside “Benwhyles” in Boyneswood Road and wanted the Council to be aware. iv. The member of the public commented that as at 5pm on 8th August there had been 133 comments on EHDC planning reference 25256/045, of which 131 had been objections, but asked what “Total Consulted” on the EHDC planning portal meant as a large number of local residents had not been made aware of this proposal. Cllr Pullen explained that this was the number of letters sent out by EHDC to those in the immediate area including statutory consultees (e.g. Parish Council) but advised that the EHDC case officer should be made aware that there are many residents who are oblivious to the application. v. The member of the public further commented that all councils should have a duty of care to the local community and with the M&FMNP in place, should the development be approved then not only would the Plan lose its credibility but so would the local democratically elected council(s vi. The member of the public commented that the CPRE had identified Four Marks as in the top ten areas in the UK as an area “under siege” from development.

18.61 APOLOGIES. None.

18.62 DECLARATIONS OF INTEREST Cllr Fenwick declared that he had a non pecuniary interest in planning application 29173/003 Cllr Smith declared that he had a non pecuniary interest in planning application 32244/003

18.63 MINUTES i. The minutes of the meeting held on the Wednesday 11th July 2018, previously circulated were agreed as a true record and signed by the Chairman. ii. No Matters Arising.

18.64 CHAIRMANS REPORT Another quiet month with nothing of substance to report apart from the recent application received for the extension to the Friars Oak development 25256/045 (see comments below) for which the Parish Council had been allowed an extension to comment given the errors by EHDC s regards logging the planning application information on the EHDC Planning portal. There had been strong objection to the application by consultees and residents.

18.65 EHDC DECISION NOTICES Reference No: 56863/001 Location: Point Claire, Hussell Lane, Medstead, Alton, GU34 5PF Proposal: Single storey rear extension (amended plans received 27/6/18). Decision: PERMISSION

Reference No: 57802 Location: Clock Tower Cottage, Grosvenor Road, Medstead, Alton, GU34 5JE Proposal: Two storey front extension and replacement clock tower. Decision: PERMISSION

Reference No: 56157/009 Location: New Clovelly, Homestead Road, Medstead, Alton, GU34 5PW Proposal: One and a half storey dwelling with rooms in roof, following demolition of existing dwelling and outbuilding. Decision: PERMISSION

Reference No: 52149/003 Location: High Beeches, Boyneswood Road, Medstead, Alton, GU34 5DY Proposal: T1 Norway Spruce - Option 2 - Raise canopy to 5 metres from ground level Decision: CONSENT.

Reference No: 52149/004 Location: High Beeches, Boyneswood Road, Medstead, Alton, GU34 5DY Proposal: T1 Norway Spruce - Option 1 – Fell Decision: REFUSAL

Reference No: 52149/002 Location: High Beeches, Boyneswood Road, Medstead, Alton, GU34 5DY Proposal: T2 Common Beech - Raise South Easterly facing canopies to 5 metres from ground level T3 Common Beech - Raise South Easterly facing canopies to 5 metres from ground level T4 Common Beech - Reduce lower North Easterly facing primary branch growing over the roof by approx.4 metres, leaving a final length of approx.5 metres. Reduce 3 North Easterly facing primary branches within the upper canopy by approx.3 metres leaving a final length of approx.6 metres. Prune lower canopy away from the South Westerly elevation of the dwelling giving a clearance of approx.4 metres, raise remaining canopy over pergola to approx.4 metres from ground level. Thin remaining canopy by approx. 20% T5 Common Ash – Fell Decision: CONSENT

Reference No: 22695/002 Location: Winton, Common Hill, Medstead, Alton, GU34 5LZ Proposal: Prior notification for single storey development extending 8 metres beyond the rear wall of the original dwelling, incorporating an eaves height of 2.745 metres and a maximum height of 2.97 metres. Decision: Gen Permitted Development Refused.

18.66 PLANNING APPLICATIONS The Committee made the following comments on the Planning Applications: i. 25256/045 Land at Friars Oak Farm, Boyneswood Road, Medstead, Alton. Outline application - Development of up to 58 Dwellings (including up to 23 Affordable Homes) with Access to be determined, including associated Garages, Car parking, Infrastructure, Open Space, landscaping and potential dedication of land for community use (Access only to be considered) (Amended site address and planning ref. no.). The pejorative manner in which the applicant has denigrated the Medstead and Four Marks Neighbourhood Plan and the East Hampshire District Council Local Plan (LP2) insults our community, its professional advisers, the Officers of the Planning Authority together with the Planning Inspectorate approved Independent Examiner and demeans their alleged professional status. Much play has been made of the alleged “failure to deliver” the appropriate number of houses in East Hampshire; perhaps WLG Ltd can account for the 2.5 years delay in construction on Phase 1 of their site now ceded to Bellway Ltd.

Turning now to planning issues.

The Medstead and Four Marks Neighbourhood Plan (MFMNP) which was “made” in May 2016 is a material consideration.

The application site lies outside the Settlement Policy Boundary (SPB) as defined in the MFMNP and approval of this application would be in direct contravention of Policy 1. Land outside the SPB is to be regarded as countryside and Policy CP 19 of the Joint Core Strategy should apply. In this policy “the approach to sustainable development in the countryside is to operate a policy of general restraint in order to protect the countryside for its own sake. The only development allowed in the countryside will be that with a genuine and proven need for a countryside location, such as that necessary for farming, forestry, or other rural enterprises (see Policy CP6 of the Joint Core Strategy)”.

The Joint Core Strategy sets out the spatial plan until 2028 for East Hampshire and the part of South Downs National Park that falls within East Hampshire. The plan has divided the district into four geographical areas. Medstead and Four Marks are situated in the ‘North of the South Downs National Park’ area.

Within the Joint Core Strategy, the Core Policy 2 policy (CP2) sets out a settlement hierarchy for the district. The settlement known for planning purposes as Four Marks/South Medstead (although located in separate parishes) has been identified as Level 3 – Small Local Service Centres and as such is expected to maintain its role as a sustainable community.

The JCS CP10 sets out the minimum number of new dwellings to be developed in each of the levels in the settlement hierarchy and identifies Four Marks/South Medstead to provide a minimum of 175 dwellings over the plan period. However, approvals in excess of 315 have been granted and are either completed or in course of construction. These are in addition to the 100+ “windfall” dwellings that have been built. While the figure of 175 was a minimum, no maximum was defined. However, several subsequent applications have been refused on appeal with the Planning Inspectorate accepting that enough is enough.

Access The Transport Assessment provided is wholly without merit. It is divorced from the reality of the current situation and conveniently relies significantly out of date data thus lacks objectivity. It not only fails to account for the traffic movements arising from 80 dwellings of Phase 1 but conveniently ignores

movements from the 400 plus dwellings built or being built in Medstead and Four Marks. Additionally, no account has been taken of the huge house building programme Alton and its impact on the traffic volumes on the A31. Medstead Parish Council queries if 133 dwellings being served by a single access road is correct.

The A31 is one of the national strategic routes within Hampshire and the Boyneswood Road junction is known, from Highway Authority studies, to be already over capacity. The suggestion that access to and from Boyneswood Road to the A31 can be improved by the creation of a double lane between the bridge and the main road is considered inappropriate. It diminishes the area of the verge which protects pedestrian.

The applicant is well aware of the contentious issue of pedestrian safety on Boyneswood Road bridge and will need no reminding of the acrimonious debate on this matter at the time of the Phase 1 application. It beggars belief that they have failed to propose a credible solution to this ongoing problem. Over a number of years the Parish Council have been requesting that a parallel footbridge alongside the road bridge be constructed. Should the Planning Authority be minded to approve, it is requested that the construction of a footbridge is a prerequisite condition.

We note and fully support the views expressed by HCC Highways Development.

The Parish Council wish to be reassured that 138 houses being serviced by a narrow single point of entry is appropriate and compliant.

Community Building The Parish Council will not accept contaminated land which is outside the curtilage of this application and without direct access from a public highway on which to build an undersized building with inadequate parking and close to dwellings. The land currently provides habitat for wildlife and should remain a natural asset. This land has been allocated to the open space of Phase 1, the diminution of which would further reduce an already inadequate provision.

If the applicant wishes to provide an appropriate communal building on third party land at its own expense, then the Parish Council would be willing to enter “without prejudice” discussions.

Affordable Housing The objection raised by the Housing Enabling Officer is endorsed and fully supported. We are grateful for cogent reasoning expressed by our neighbours, Four Marks Parish Council. Medstead Parish Council strongly object to Planning Application 25256/045.

ii. 56112 The Knapp, South Town Road, Medstead, Alton, GU34 5ES. Lawful development certificate existing - the building was used for many decades for agricultural purposes and still is equipped as a dairy. Medstead Parish Council have reviewed the details of the application which is noted.

iii. 25007/003 Westlands, Paice Lane, Medstead, Alton, GU34 5PT. Stables, tack room and hay store following demolition of existing stables, tack room and hay store. Medstead Parish Council have reviewed the details of the application and have no objection.

iv. 23643/005 Ailsa Craig, West End Lane, Medstead, Alton, GU34 5QA. Change of Use, to convert the existing Barn into accommodation for holiday lets. Construction of a small store extension. Medstead Parish Council have reviewed the details of the application and whilst supporting the endorsement of holiday lets which could bring funds to the rural economy, would request that should this be approved, that this is conditioned as a holiday let and cannot be sold off separately.

v. 21771/004 Church House, Trinity Hill, Medstead, Alton, GU34 5LT. (T3) Black Walnut - Crown reduction of a maximum of 5 metres. Medstead Parish Council will leave this to the EHDC arborcultural officer to resolve.

Cllr Smith left the room for the following application.

vi. 32244/003 Kalka, Five Ash Road, Medstead, Alton, GU34 5EJ. Garden room following demolition of conservatory. Medstead Parish Council have reviewed the details of the application and have no objection. Cllr Smith re-joined the meeting. vii. 29528/002 Athelstan House, Boyneswood Road, Medstead, Alton, GU34 5DY. Re-siting of existing brick pillars on the front entrance of driveway and install 1.8m high, close board fencing. Given the lack of dimensions on the Block Plan, Medstead Parish Council consider that the gates may not allow the required 4.5m of vehicle hardstanding between the edge of the carriageway and the gates. The Medstead Design Statement (MDS) contains the following "The treatment of gateways and front boundaries can have a marked influence on the character of the built environment. Traditionally gates in Medstead have been five-bar field gates and hedges have defined the boundaries”. This proposal is contrary to the MDS.

It would also appear that the fence and the new piers are to be erected upon the Hampshire Highways owned verge and if this was allowed, would set a precedent for the remainder of the properties, particularly those on the west side of Boyneswood Road to do something similar thereby changing the whole rural feel of the road. Medstead Parish Council objects to this application for the reasons stated above. viii. 30770/002 Roodeberg Lodge, Hussell Lane, Medstead, Alton, GU34 5PF. Pitched roof over existing flat roof garage. Medstead Parish Council have reviewed the details of the application and have no objection. Cllr Fenwick left the room for the following application.

ix. 29173/003 Lavender Cottage, High Street, Medstead, Alton, GU34 5LN. New vehicular access. Medstead Parish Council are not sure if the sight line is correct for 20mph road nor the regulations covering the exit of traffic from the site that close to the adjacent private road up to the Convent, so will have to leave the technical side of this application to the Planning Officer and Highways Department. The block plan seems to indicate gate(s) at approximately the sight line point (2 m) and this would not allow the required 4.5m of vehicle hardstanding between the edge of the carriageway and the gates. Medstead Parish Council objects to this application for the reasons stated above.

Cllr Fenwick re-joined the meeting.

There were no further matters to discuss and the meeting was closed at 7.15pm. Signed Chairman ……………………………………………………………..Date……………………………………………………