Millgate (Winchester) Limited Case Officer: Liz Marsden Date Valid: 4 April 2017

Item No: 07 Case No: 17/00923/FUL Proposal Description: (AMENDED PLANS AND DESCRIPTION) - Chilcomb St Swithun and Stratton House; Substantial demolition of existing building (with retention of the northern façade fronting Stratton Road) to facilitate the redevelopment of Stratton House /Chilcomb St Swithun to form:- 2 x 3 bedroom maisonettes and 4 x 2 bedroom maisonettes with associated car and cycle parking, refuse storage and access from Stratton Road.- Construction of 2 x 4 bedroom detached dwelling houses on land to the west of Stratton House / Chilcomb St Swithun, with associated car and cycle parking, refuse storage and access from Stratton Road. Address: Chilcomb St Swithun, Stratton Road, Winchester Hampshire SO23 0JQ Parish, or Ward if within St Michael Winchester City: Applicants Name: Millgate (Winchester) Limited Case Officer: Liz Marsden Date Valid: 4 April 2017

Recommendation: Permission

Case No: 17/00923/FUL

General Comments

Application is reported to Committee due to the number of comments received contrary to the officer recommendation.

Amended plans have been received which result in:

Re-design of the apartment block, including: - Reduction of unit numbers from 7 to 6 - Reduction in overall height and width (east/west) of the proposed building - Increase in length (north/south) of the building by 2m. - Alterations to fenestration in all elevations.

Re-design of detached houses, including: - Reduction in size of houses in floor area and from 5 to 4 bedrooms - Decrease in roof mass due to single gable, increasing visual gap between the two houses. - Reduction in number of windows

Layout - Increase in distance between apartment block and house on plot 2 - Relocation of all bin and bike storage to easternmost end of the site.

Site Description

The site is roughly triangular in shape with a total area of 0.18ha located on the corner of Stratton Road, which runs along the northern boundary of the site and Quarry Road, to the south. The existing built form on the site comprises a large red brick building, which has had a varied history, including having been occupied in its entirety as a boarding house, before becoming a single and subsequently two residential units. There is accommodation over 4 floors, including the attic and lower ground floor levels. The building is set towards the eastern end of the site and orientated with its frontage towards the east. An area of hardstanding and a garage are located to the east of the building, with the area to the west forming the garden to the property.

Access to the site is from Stratton Road, a narrow tree-lined road without pavements, into the eastern end of the site. There are few notable trees within the site, but the boundaries of the site are defined by overgrown evergreen hedges and a number of mature trees along the southern boundary.

The topography of the site is complicated, with the land levels varying between Quarry Road (which slopes down from east to west) and Stratton Road to the north, which rises slightly from east to west. The maximum change in land levels is therefore at the western end where there is a difference of around 8m between the northern and southern boundaries of the site. If the roadside verge and bank levels are taken into account, the total change in land levels increases to 10.5m between the metalled parts of the two roads. The main part of the site is a relatively level section, set around 3m lower than Stratton Road

The surrounding area is residential, characterised by predominantly detached residential properties of a variety of sizes and designs set amongst mature trees, resulting in a

Case No: 17/00923/FUL spacious and attractive environment. The land slopes up from the south to the north which makes the area visible in distant views from the motorway and Morestead Road.

Proposal

The proposed development would result in the demolition of the existing buildings on the site and the erection of an apartment building containing 6 residential units, all of which have accommodation over more than 1 floor. These comprise 2 x 3 bed units, 2 x 2 bed units with a smaller study, which could potentially be a small bedroom, and 2 x 2bed units. In addition it is proposed to build 2 detached 4 bedroom houses on the land to the west of the apartment building. The materials to be used are brick and slate to reflect those of the existing building.

Access to the site for the apartment building is from an existing access from Stratton Road, leading to a car parking area which provides 12 spaces together with a fenced off section providing bin and bicycle storage space. A new access is to be created from Stratton Road to serve the proposed new houses and leads to a forecourt providing 6 parking spaces, together with bin storage.

The apartment block is to be constructed on substantially the same footprint as the existing building and is to retain its front (northern) elevation, which currently forms part of the boundary of the property along Stratton Road and is 14m from the front elevation of Melbury House, located to the north of the site. The south elevation will extend to about 2m from the boundary with Quarry Road, approximately 28m from the nearest house to the south (No.26a). There is a distance of around 5.5m between the western elevation of the apartment building and the nearest part of the new house (unit 2).

The detached house on plot 1 will be around 1.3m from the adjacent property to the west, with a distance of 2m between the two new detached houses. The overall density of development on the site would be 44.5 dwellings per hectare.

Relevant Planning History

There is no recent planning history on the site that is relevant to the current application.

Consultations

WCC Engineers: Drainage: No objection subject to condition requiring the submission of detailed drainage proposals.

WCC Engineers: Highways: Parking provision in accordance with standards and, given the close location of the site to the facilities and amenities of the city, satisfied that this number will be sufficient. It is not considered that the likely increase in the number of traffic movements would have an adverse impact, sufficient to sustain a reason for refusal on highways grounds. No objection subject to conditions.

WCC Head of Environmental Protection: No objection subject to conditions

WCC Head of Historic Environment: Conservation The revised plans have addressed previous comments and the proposal will not detract Case No: 17/00923/FUL

from the overall character of the conservation area, subject to detailing and good quality of materials.

WCC Urban Design: Revised plans have overcome previous concerns.

WCC Head of Landscape: Important to maintain and enhance the well tree’d character and appearance of the St Gile Hill area, particularly from middle and long distance views as seen from the M3 and Morestead Road. The design, scale and distribution of the development may introduce a change to the character of the immediate locality, but whilst it might be visible in longer views, would be unlikely to undermine the overall character and appearance of the Hill. No objection subject to conditions.

WCC Head of Landscape - Ecology: No objection subject to condition

Southern Water: Formal application for a connection to the public foul sewer is required.

Representations:

City of Winchester Trust: Maintains an objection to the proposal on the grounds that the design, scale and distribution of the 3 large dwellings on the site will be detrimental to the character of the neighbourhood.

26 letters from 24 addresses were received objecting to the original application for the following reasons: • Overdevelopment of the site • Scale of development is out of keeping with and would have a negative impact on the character of the area, which is in a conservation area. • No apartment blocks in the area. • Existing house should be converted and original features retained. • St Giles Hill is of important amenity value and is prominent in views from the motorway. • Significant loss of garden area. • Inadequate storage space either internally or externally. • Contrary to Neighbourhood Design Statement. • Land levels will mean that the proposal is disproportionately dominant • Overlooking of adjacent properties, leading to loss of privacy, made worse by loss of mature trees and hedges. • Unacceptable impact on view and light of properties on opposite side of Stratton Road. • Potential loss of views of South Downs National Park from the Hill. • Insufficient parking will lead to parking on the road, which will be a hazard to pedestrians and children playing. • Unacceptable increase in the number of households on Stratton Road will lead to significant increase in traffic leading to additional noise and disturbance, • Will set a precedent for other similar developments with flat roofs and increased roof heights. Case No: 17/00923/FUL

• Loss of mature trees and not convinced by the arboricultural report that it is necessary to remove them. • Adverse impact on ecology.

Following the submission of amended plans, 9 further letters of objection were received on the following grounds: • There is still a significant increase in the height and width of the apartment block relative to what is there. • The proposal is still a considerable overdevelopment of the site resulting in loss of open garden space. • Amendments haven’t addressed highway safety issues – would need signs to prevent parking along the road • Adverse impact due to loss of light and outlook.

1 letter of support received. • Would prefer a smaller development of the site but on balance the improvement to the visual amenity of the plot would offset negative impact of traffic.

Relevant Planning Policy:

Winchester Local Plan Part 1 – Joint Core Strategy MTRA1, CP2, CP3, CP11, CP13, CP14, CP16, CP20,

Winchester Local Plan Part 2 - Development Management and Site Allocations DM1, DM15, DM16, DM17, DM18, DM27, DM28

National Planning Policy Guidance/Statements: National Planning Policy Framework

Supplementary Planning Guidance Winchester District Landscape Character Assessment Winchester – St Giles Hill Village Design Statement

Other Planning guidance High Quality Places SPD 2015

Planning Considerations

Principle of development The proposal site is located within the main settlement boundary of Winchester and therefore there is a presumption in favour of additional housing development, subject to an assessment with other policies of the Local Plan.

The site is also located in Winchester’s conservation area where policies seek to preserve or enhance the character and appearance of the area. Character depends on the relationship of buildings to each other and their setting in the local and wider context. The height, massing, form and design details should relate well to each other and adjoining buildings.

Policy CP2 of the Local Plan Part 1 (LPP1) considers housing mix and introduces a more flexible approach to it moving away from the previous Local Plan requirement for 50% of the dwellings to be 1 or 2 bed. The policy requires that there should be a majority of 2 and Case No: 17/00923/FUL

3 bedroom dwellings, unless local circumstances indicate an alternative approach should be taken. In this case, six out of the eight units have 2 or 3 bedrooms and the proposal is therefore in accordance with this policy. The density of the development is 44.5 dph.

Policy CP14 of LPP1states that the development potential of all sites should be maximised and that higher densities will be supported on sites which have good access to facilities and public transport. The primary determinant will be how well the design responds to the general character of the area.

Policy CP3 of LPP1 sets out the requirement for affordable housing provision on Market led housing sites. However, following a Court of Appeal decision in 2016, the government guidance introduced a threshold beneath which affordable housing contributions or tariff- style contributions should not be sought, the threshold being, in urban areas, developments of ten units or less and which have a maximum combined floor space of no more than 1,000 square metres. The current proposal will result in a net increase of 6 residential units, but with a total floor area in excess of 1,000 (1,200) square metres and therefore, in the absence of any provision on site, it is necessary to consider the requirement for a financial contribution towards Affordable Housing in this case.

Policy CP3 allows for viability to be a factor in determining the amount of affordable housing a scheme should contribute. In this case a report into the viability of the development has been submitted which suggests that there would be a deficit in terms of the viability of the proposal due to the high existing use value and that the provision of on-site affordable housing or an off- site contribution is not viable. The viability appraisal is being assessed by the Council’s consultants and their findings will be reported on the update sheet.

Design/layout The layout of the development has been designed to maximise the potential of the site, which is an awkward triangular shape. This is to be achieved by the demolition of the existing building on the site and the construction of the apartment block on much the same footprint. The Stratton Road frontage has been retained at the same width, using the existing wall where it forms the boundary of the site, but the height of the roof has been increased by approximately 1m and there is a new section of pitched roof to the western side of the building, 2.5m in width. The comment has been made that the design of the building results in a large section of flat roof, which would be out of keeping with the area, but in fact this is a feature of the existing property. The proposed design will reduce the impact of this flat roof, by recessing it so that it is lower than the pitched roof slopes.

It is noted that the St Giles Hill Neighbourhood Design Statement (SGHNDS), requires new buildings to be two or, exceptionally, 3 storeys in height but as the existing building has accommodation over four floors and the height of the proposal is only marginally higher than the existing, it is not considered that it would be reasonable to require a reduced height in this case.

Towards the southern side the proposed building, which is a more regular shape than the existing, is wider by a maximum of around 3m at its widest point. It also extends 2m further towards the southern boundary. The increase in footprint is roughly 20% of the existing floor area and it is not considered that this part of the development would result in a material increase in the impact from the built form on either the site or the surrounding area.

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Each of the apartments have accommodation over two or more floors and access to a small area of garden, some shared, some private. Although these are limited in size, this is not unusual for such dwelling types. Access and parking for the apartments is to the east of the building where there is sufficient land to provide 2 spaces per unit, together with an enclosed section within which bicycles and bins will be stored.

The two detached houses are located between the existing building and the adjacent property to the west (Hillside House). The houses have accommodation over three levels, taking advantage of the difference in land levels so that when viewed from Stratton Road they have a ‘chalet bungalow’ style, with the fully pitched roofs retaining a visual gap between them, not dissimilar to the relationship between other properties along Stratton Road. Hillside House is set close to the boundary of the site, but is single storey at its closest point and this again will serve to ensure that a spacious appearance is retained and the dwellings will not appear cramped in this location.

The houses are wider at the lower levels and will therefore occupy a substantial proportion of the available level area, though both retain a usable area of garden. Parking for 6 cars is to be provided to the front (north) of the houses, with a single shared access onto Stratton Road.

The dwellings have been individually designed to reflect the variety of style of properties that is a characteristic of the area and are in accordance with the policies of the SGHNDS which requires the avoidance of buildings of uniform height and mass (policy 6). Given the prominence of the site and its location in the conservation area it will be necessary to ensure that the external construction materials and finishing details of all the new buildings are of a high quality.

Impact on character of area The scale of the proposed apartment building is not dissimilar to the existing building on the site and will not therefore, in itself, have a significant impact in terms of its size and scale. However, the loss of the mature beech trees will open up views of the building that are currently at least partially screened and it will become more prominent in the streetscene. This will be particularly apparent from Quarry Road to the south, where the road is set lower than the house and the height of the building will be accentuated. The design of the apartment block has sought to reduce the overall impact of this elevation, by the treatment of the roofline and a slight angle of the wall at the south eastern corner, which serve to break up the elevation so that it is less uniform than the existing elevation. Therefore, whilst the building will be more visible, the good quality of the design ensures that it is not harmful to the character and appearance of the surrounding area.

It should also be noted that it is highly unlikely that the beech tree could be retained and therefore every possibility that the existing building could be equally exposed, regardless of whether any development is allowed on the site.

To the north, the frontage of the existing building has been retained and the relatively minor increase in the height and width of this elevation will not have a significant visual impact on the appearance of the road. An existing mature hedge on the Stratton Road boundary of the site is to be replaced with a lower hedge, which will increase visibility of the western elevation, but the lower land level and proximity of the new dwellings will ensure that the western elevation will not be visible in its entirety. Views from the east will be increased due to the loss of another beech tree and the overgrown evergreen hedge, though other mature trees, including a Pine and a Lime, are to be retained and will Case No: 17/00923/FUL provide some screening. The building is set around 40m from the junction of Stratton Road and Quarry Road.

The primary increase in visual impact from the proposal will therefore be from the two additional detached dwellings located in the garden area. Whilst these are substantial properties, they have been designed so that the bulk of the built form is set at the lower level of the site and from Stratton Road the portion of the houses that will be visible are relatively modest in proportion. The fully pitched roofs ensure that the spaces between the houses and the neighbouring buildings is similar to others in the vicinity and from Stratton Road the development as a whole will not appear unduly cramped or out of keeping with the character of the area. Furthermore, the proposed development will not intrude into the important glimpses and panoramic views indicated on the map in the SGHNDS which are, in this location, achieved primarily from Northbrook Avenue above the site and Quarry Road to the south.

At present views of the site from the south are constrained by the tall evergreen hedge along that boundary which is to be removed and replaced with a new 1.8m hedge and a close boarded fence. The loss of the existing hedge will significantly open up views of the site, though the lower land level of Quarry Road and the height of the proposed boundary treatment will serve to screen the lower parts of the parts of the buildings, whilst their side elevations will be obscured by the adjacent properties. Again, whilst it is not disputed that there is a greater level of built form on the site than perhaps is characteristic of the area as a whole, it is considered that the design and layout of the development is such that it can be accommodated in this location without adversely affecting its character and appearance.

Impact on neighbouring properties Concern has been raised that the increase in the height and the bulk of the apartment will result in the overshadowing of and loss of light to the properties to the north, in particular Melbury House which is located on the other the side of the road. The originally submitted scheme did propose a significantly taller and wider gable end on the front elevation, which increased the width of the building by around 7m to the west and its height by nearly 5m. It was considered that this would be potentially overbearing in the outlook from Melbury House and reduce the level of direct light, particularly in the winter months.

The amended proposal would result in the increase in the height of the roof by a metre and the width of the extension to the western side by around 2.5m. Furthermore, the extended roof is fully pitched away from the road and there is no alteration to the existing gable. It is considered that, given the distance between the proposed building and Melbury House (14m), the potential for loss of light and outlook is significantly decreased and a reason for refusal could not be sustained on this basis.

With regard to overlooking, the new apartment block will have no additional windows in the northern, Stratton Road, elevation and will not therefore result in increased loss of privacy through overlooking of the frontage of Melbury House. Similarly, there are a large number of windows in the southern elevation of the existing building and the proposal will not result in any increase in this number. The loss of the beech tree will serve to make the proposed building and consequently the windows more visible and, due to the land levels in the area, these will be significantly higher and could appear to be looking down into the properties to the south (26 and 26a Quarry Road). However, given the distance between the properties (over 25m) it is not considered that the harm caused would warrant a refusal on this basis. Case No: 17/00923/FUL

The new houses are set at a lower level and set further from the frontage of the property to their north (around 25m). Therefore whilst they will be visible in views from that property, they would not be unduly intrusive or result in undue loss of amenity to the occupants of that property. The westernmost house is close to the boundary with Hillside House which is also set close to the boundary. However, this has no windows in its side elevation, which extends beyond the rear of the proposed house and will not be affected by any overshadowing. The houses are set at a sufficient distance from properties to the north and south to ensure that there is no undue loss of privacy through overlooking.

There is some potential for mutual overlooking resulting from the close proximity of the apartment building to the house on plot 2. This has two windows at upper ground floor level in its side elevation which look directly out towards the apartments and over the private garden area. The windows (one of which is to a bathroom) are, however obscure glazed and can be conditioned to ensure that they remain in this condition. The two rooflights in the same elevation both serve bathrooms and will not result in overlooking.

The apartment building has a number of windows in its western elevation, looking out towards the new house. The majority of these look onto the side elevation or car parking area of plot 2 and will not result in loss of privacy. The southernmost windows also look onto the side of plot two but will have some views past the end of the house into the garden area. These views will however be fairly oblique, towards the rear of the garden rather than the more sensitive amenity area immediately to the back of the house. Furthermore, as the entire development will be new, this issue will be apparent to potential occupants of the dwellings. A reason for refusal on this basis could not be sustained.

Landscape/Trees The proposal will result in the loss of a number of existing trees within the site, the most significant of which, in terms of amenity value are two mature beech trees located along the Quarry Road frontage of the site. One of these is towards the eastern corner of the site near the junction with Stratton Road (T11) and the other is immediately to the south of the existing building (T12). Both trees are visible in distance views of St Giles Hill, with T12 contributing to the screening of the existing building from those views. Unfortunately, as demonstrated by the Arboricultural Impact Appraisal, submitted in support of the application, both of these beeches are damaged and of such poor quality that their long-term retention would not be viable, regardless of whether or not the site was developed.

It is proposed to plant replacement, semi-mature, beech trees along the southern boundary and these, together with appropriate measures to protect the existing trees that are to be retained will serve to mitigate the loss of trees and ensure that the proposal will have no significant adverse impact on the contribution of trees to the visual amenities of the area.

The distant views of the Hill from the south and west are recognised as important and the SGHNDS seeks to protect these. Whilst some screening of the apartment block in long views will still be provided by a mature evergreen tree located to the south of Quarry Road, there will be increased visibility of the site as a whole and the greater level of built form on it. However, it is considered that, whilst the proposed development might be visible, this will not undermine the overall character and appearance of the Hill or justify a refusal on this basis. Case No: 17/00923/FUL

Highways/Parking The on site parking provision for all the proposed units is in accordance with adopted standards and there is sufficient turning area to ensure that vehicles do not reverse into the highway. Concern has been raised about the significant increase in traffic onto Stratton Road and the potential hazard that this will cause to existing users of the highway, in particular pedestrians, due to the narrowness of the road and the lack of pavements.

The proposal will result in an increase of 6 households with access onto Stratton Road leading to an increase in vehicle movements. However, it is not considered that the additional traffic generated by the development will be sufficient to cause a material hazard to users of the highway or would justify a refusal on this basis. The acute angle at the junction of Stratton Road and Quarry Road serves as a natural speed restrictor and there are existing signs, both free-standing and painted on the road, limiting the speed along Stratton Road to 20mph. One of these is directly adjacent to the access to the site.

Other matters Energy efficiency. The Government has announced (March 2015) updates to its policy on housing standards and zero carbon homes. These affect the Council's implementation of Policy CP11 of the adopted Local Plan Part 1. While policy CP11 remains part of the Development Plan and the Council still aspires to achieve its standards for residential development (Code for Sustainable Homes Level 5 for energy and Level 4 for water), Government advice now sets a maximum standard of 110litres/day for water efficiency and the equivalent of Code Level 4 for energy. Therefore, for applications determined after 26 March 2015, Local Plan policy CP11 will be applied in compliance with the maximum standards set out in Government advice and conditions have been included to ensure this.

Conclusion It has been assessed that the proposal represents an appropriate development for the area in relation to the proposed layout and design and is considered in keeping with the spatial characteristics of the immediate surroundings. The proposal will result in an increase in the appearance of built form on the site, particularly in the short term whilst the replacement trees and hedges establish themselves, but the design and use of good quality material will ensure that this will not detract from the visual amenities of the area or the residential amenity of adjacent properties. On this basis the proposed development is recommended for permission in accordance with the adopted policies of the Local Plan and subject to a number of enhancement and safeguarding conditions.

Recommendation Application Permitted subject to the following conditions:

Conditions

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

Reason: To comply with the provisions of Section 91 (1) of the Town and Country Planning Act 1990 (as amended). Case No: 17/00923/FUL

2. No works shall commence on the development hereby approved until a full material schedule has been submitted to and approved in writing by the Local Planning Authority. The submitted schedule must specify in detail the proposed materials and methods of workmanship proposed, supplemented by labelled samples to be agreed in writing by the Local Planning Authority prior to the relevant parts of the works commencing. The relevant parts of the work shall be carried out in accordance with such approved sample panels.

Reason: Details are required prior to works commencing because insufficient detail was submitted with the application to preserve the character and appearance of the conservation area in accordance with Policies DM27 & DM28 of the Winchester District Local Plan Part 2 Adopted 2017; Policy CP20 Winchester District Joint Core Strategy; NPPF Section 12.

3. No works shall commence on the development hereby approved until full joinery details, at a scale of 1:10, including section/profile details where necessary and all types of finishes, have been submitted to and approved in writing by the Local Planning Authority. The submitted details must be referenced against the approved plans, and must show the relationship with the surrounding fabric. The works shall then proceed in strict accordance with the approved details unless otherwise agreed in writing by the Local Planning Authority.

4. No development shall take place until details of both hard and soft landscape works have been submitted to and approved in writing by the Local Planning Authority and these works shall be carried out as approved within the first planting season following the substantial completion of the development or as otherwise agreed in writhing by the Local Planning Authority. These details shall include the following, as relevant:

- means of enclosure, including hedgerow planting: - hard surfacing areas and hard surfacing materials: - Car parking layout - vehicle and pedestrian access and circulation areas; - minor artefacts and structures (eg. street furniture, play equipment, refuse or other storage units, signs, lighting etc); - proposed and existing functional services above and below ground (eg. drainage, power, communications cables, pipelines etc, including lines, manholes, supports etc.)

Soft landscape details shall include the following as relevant: - Retention of existing trees and hedgerows - planting plans - written specifications (including cultivation and other operations associated with plant and grass establishment:

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- schedules of plants, noting species, planting sizes and proposed numbers/ densities where appropriate: - schedule of plants for new hedgerow planting: - manner and treatment of watercourses, ditches and banks: - implementation programme.

Reason: To ensure the satisfactory appearance of the site in the interests of visual amenity.

5. All hard and soft landscape works shall be carried out in accordance with the approved details. Hard landscaping works shall be completed prior to the occupation of the dwellings. The soft landscaping shall be carried out in the first planting season following the occupation of the building or the completion of the development whichever is the sooner. If within a period of 5 years from the date of planting, any trees, shrubs or plants die, are removed or, in the opinion of the Local Planning Authority, become seriously damaged or defective, others of the same species and size as that originally planted shall be planted at the same place, in the next planting season, unless the Local Planning Authority gives its written consent to any variation.

Reason: To ensure the provision, establishment and maintenance of a reasonable standard of landscape in accordance with the approved designs.

6.i) Protective measures, including fencing and ground protection, in accordance with the submitted Arboricultural Impact Appraisal and Method Statement, dated March 2017 and prepared by Kevin Cloud of Technical Arboriculture (ref. AIA/AMS- KC/MH/STRATTON/001 Revision A), shall be installed prior to any demolition, construction or groundwork commencing on the site.

ii) The Arboricultural Officer shall be informed once protective measures have been installed so that the construction exclusion zone can be inspected and deemed appropriate and in accordance with the approved Method Statement. Contact telephone - 01962 848210.

iii) No arboricultural works shall be carried out to trees other than those specified and in accordance with the Arboricultural Impact Appraisal and Method Statement, dated March 2017 and prepared by Kevin Cloud of Technical Arboriculture (ref. AIA/AMS-KC/MH/STRATTON/001 Revision A). Any deviation from the works prescribed or methods agreed in accordance with the Method Statement shall be agreed in writing by the Local Planning Authority.

iv) No development or site preparation prior to operations which has any effect on compacting, disturbing or altering the levels of the site, shall take place until a person suitably qualified is arboriculture, and approved as suitable by the Local Planning Authority, has been appointed to supervise construction activity occurring on the site. The arboricultural supervisor will be responsible for the implementation of protective measures, special surfacing and all works deemed necessary by the approved arboricultural method statement. Where ground measures are deemed necessary to protect root protection areas, the arboricultural supervisor shall ensure that these are installed prior to any vehicle movement, earth moving or constructions activity occurring on the sites and that all such measures to protect

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trees are inspected by the Local Planning Authority Arboricultural Officer prior to commencement of development work.

v) A pre-commencement meeting will be held on site before any of the site clearance and construction works begins. This will be attended by the site manager, the Arboricultural consultant and the LPA tree officer.

Reason: To ensure the protection and long term viability of retained trees and to minimise the impact of construction activity.

7. No development, or works of site preparation or clearance, shall take place until details, including plans and cross sections of the existing and proposed ground levels of the development and the boundaries of the site and the height of the ground floor slab and damp proof course in relation thereto, have been submitted to and approved in writing by the Local Planning Authority. The works hereby permitted shall be carried out in accordance with the approved details.

Reason: To ensure a satisfactory relationship between the new development and adjacent buildings and amenity areas.

8. The ecological mitigation and enhancement measures as set out in updated CC Ecology Phase I Habitat Survey Report and Bat Survey Report, dated August 2017shall be adhered to and maintained in perpetuity, unless otherwise agreed in writing by the Local Planning Authority.

Reason: To ensure that the ecology of the area is not adversely affected.

9. Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any Order revoking and re- enacting that Order with or without modification) no development permitted by Classes A, B, C, D, E or F of Part 1 of the Order shall be carried out without the prior written consent of the Local Planning Authority.

Reason: To protect the amenities of the locality and to maintain a good quality environment.

10. Windows shown at first floor (upper ground ) level in the east elevation of plot 2 shall be glazed with glass which achieves an obscuration level at least equivalent to Pilkington Obscure Glass Privacy Level 4 and fixed shut to a height of 1.7m above floor level, unless otherwise agree in writing by the local planning authority.

Reason: To protect the amenity and privacy of the adjoining residential properties.

11. Detailed proposals for the disposal of foul and surface water, notably that they have received permission from Southern Water to connect and that the management company/connections have the required legal authority, shall be submitted to and approved in writing by the Local Planning Authority before the commencement of the development hereby permitted. The approved details shall be fully implemented before the dwelling hereby approved is first occupied.

Reason: To ensure satisfactory provision of foul and surface water drainage.

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12. Prior to the commencement of the development hereby permitted detailed information (in the form of SAP design stage data and a BRE water calculator) demonstrating that the dwellings shall meet the Code 4 standard for energy and water (as defined by the ENE1 and WAT 1 in the Code for Sustainable Homes) shall be submitted to and approved in writing by the Local Planning Authority. The development shall be built in accordance with these findings.

13. Prior to the occupation of the dwellings hereby permitted detailed information (in the form of SAP "as built" stage data and a BRE water calculator) demonstrating that the dwelling meets the Code 4 standard for energy and water (as defined by the ENE1 and WAT 1 in the Code for Sustainable Homes) shall be submitted to and approved in writing by the Local Planning Authority. The development shall be occupied in accordance with these findings.

Reason: To ensure a sustainable form of development consistent with the objectives of The National Planning Policy Framework 2012 and to accord with the requirements of Policy CP11 of the Winchester District Local Plan Part 1 - Joint Core Strategy. 14. Details of measures to be taken to prevent mud from vehicles leaving the site during construction works being deposited on the public highway shall be submitted and approved in writing by the Local Planning Authority and fully implemented before development commences. Such measures shall be retained for the duration of the construction period. No lorry shall leave the site unless its wheels have been cleared sufficiently to prevent mud being carried onto the highway.

Reason: In the interests of highway safety. 15. Details of provisions to be made for the parking and turning on site of operative and construction vehicles during the period of development shall be submitted to and approved in writing by the Local Planning Authority and fully implemented before development commences. Such measures shall be retained for the construction period.

Reason: In the interests of highway safety.

16. The parking areas shall be provided in accordance with the approved plans before each of the dwellings are first occupied and thereafter permanently retained and used only for the purpose of accommodating private motor vehicles or other storage purposes incidental to the use of the dwelling houses as residences.

Reason: To ensure the permanent availability of parking for the property.

17. The development shall be carried out in accordance with the following approved plans: P708 051 rev. H – Site plan P708 052 rev. F – Lower ground floor plan Case No: 17/00923/FUL

P708 053 rev. G – Upper ground floor plan P708 054 rev. F – First floor plan P708 055 rev. F – Second floor plan P708 056 rev. F – Street elevations P708 057 rev. E – Apartment elevations P708 058 rev. G – House elevations P708 059 rev. F – Sections

Reasons: For the avoidance of doubt and in the interests of proper planning

Informatives:

1. In accordance with paragraphs 186 and 187 of the NPPF, Winchester City Council (WCC) take a positive and proactive approach to development proposals, working with applicants and agents to achieve the best solution. To this end WCC: - offer a pre-application advice service and, - update applicants/agents of any issues that may arise in the processing of their application, where possible suggesting alternative solutions. In this instance there were extensive discussions with the applicants during the progress of the application.

2. The Local Planning Authority has taken account of the following development plan policies and proposals:- Local Plan Part 1 - Joint Core Strategy: MTRA1, CP2, CP3, CP11, CP13, CP14, CP16, CP20, Local Plan Part 2 - Development Management and Site Allocations: DM1, DM15, DM16, DM17, DM18, DM27, DM28

3. This permission is granted for the following reasons: The development is in accordance with the Policies and Proposals of the Development Plan set out above, and other material considerations do not have sufficient weight to justify a refusal of the application. In accordance with Section 38(6) of the Planning and Compulsory Purchase Act 2004, planning permission should therefore be granted.

4. Small day roosts of Common Pipistrelle bats and Soprano Pipistrelle bats were identified and therefore a European Protected Species Licence pertaining to bats will be required from Natural England prior to the start of development or any preparatory works likely to impact upon them. Failure to secure the licences beforehand may lead to prosecution.

5. All building works including demolition, construction and machinery or plant operation should only be carried out between the hours of 0800 and 1800 hrs Monday to Friday and 0800 and 1300 hrs Saturday and at no time on Sundays or recognised public holidays. Where allegations of noise from such works are substantiated by the Environmental Protection Team, a Notice limiting the hours of operation under The Control of Pollution Act 1974 may be served.

6. During Construction, no materials should be burnt on site. Where allegations of statutory nuisance are substantiated by the Environmental Protection Team, an Abatement Notice may be served under The Environmental Protection Act 1990. Case No: 17/00923/FUL

The applicant is reminded that the emission of dark smoke through the burning of materials is a direct offence under The Clean Air Act 1993.

7. A formal application for connection to the public sewerage system is required in order to service this development. To initiate a sewer capacity check to identify the appropriate connection point for the development, please contact Southern Water, Sparrowgrove House, Sparrowgrove, Otterbourne, Hampshire SO21 2SW (Tel: 0330 303 0119) or www.southernwater.co.uk.

Case No: 17/00923/FUL