Major Application Cttee: 23 February Item No. 1 2016 Application no: 15/03029/OUT For Details and Plans Click Here Site Address Land Between Elmdene And Fairholme Aldermaston Road Pamber End Hampshire Proposal Outline application for the erection of up to 12 no. dwellings together with the creation of a new vehicle and pedestrian access to the A340 Registered: 26 August 2015 Expiry Date: 19 November 2015 Type of Outline Planning Case Officer: Brian Conlon Application: Application 01256 845244 Applicant: Pamber Place Ltd Agent: Mr Robin Buchanan Ward: Pamber And Ward Member(s): Cllr Marilyn Tucker Silchester Cllr Roger Gardiner Parish: PAMBER CP OS Grid Reference: 461045 158630 Recommendation: The applicant be invited to enter into a legal agreement (in accordance with the Community Infrastructure Levy Regulations 2010 and Policies C1 and C2 of the Basingstoke and Deane Borough Local Plan 1996-2011) between the applicant and the Borough and County Councils to secure: Affordable Housing Community facilities On site open space Should the requirements set out above not be satisfactorily secured, then the Planning and Development Manager be delegated to REFUSE permission for appropriate reasons. On completion of the legal agreement(s) the Planning and Development Manager be delegated to grant planning permission subject to the conditions listed at the end of the report. Reasons for Approval 1. The proposal represents a sustainable form of development which respects the character of its surroundings and visual impact and as such complies with the Paragraph 55 of the National Planning Policy Framework (March 2012) and Saved Policy E1 of the Basingstoke and Deane Borough Local Plan 1996-2011. 2. The proposed development would provide safe access and adequate parking provision in accordance with highway requirements, and as such would accord with the National Planning Policy Framework (March 2012) and with Saved Policies E1 1 of 125 and A2 of the Adopted Basingstoke and Deane Borough Local Plan 1996-2011 and the Council's Residential Parking Standards SPD. 3. The proposed development would not result in any significant harm to the amenities of residents in the vicinity of the site. Therefore the proposals accord with Saved Policy E1 of the Adopted Basingstoke and Deane Borough Local Plan 1996-2011. 4. The proposed development would not result in any significant harm to existing trees and would lead to a net-gain in biodiversity in the vicinity of the site. In this respect, the proposals accord with Saved Policy E1 of the Adopted Basingstoke and Deane Borough Local Plan 1996-2011 and Paragraph 109 of the National Planning Policy Framework (March 2012). General Comments The application is brought to the Development Control Committee in accordance with the scheme of delegation, given Officer's recommendation for approval and the number of objections that have been received to the application. Planning Policy The application site is located outside of any settlement policy boundary and therefore within a countryside location. National Planning Policy Framework (NPPF) (March 2012) Section 4 (Promoting Sustainable Transport) Section 6 (Delivering a wide choice of high quality homes) Section 7 (Requiring Good Design) Section 8 (Promoting Healthy Communities) Section 11 (Conserving and Enhancing the Natural Environment) Adopted Local Plan 1996 - 2011 (Saved Policies) Policy E1 (Development Control) Policy E6 (Landscape Character) Policy E7 (Nature/Biodiversity Conservation) Policy A1 (Car Parking) Policy A2 (Encouraging Walking, Cycling and the Use of Public Transport). Policy C2 (Affordable Housing) Policy C3 (Housing Mix) Policy D5 (Residential and Other Development within Settlements) Policy D6 (New Residential Accommodation in the Countryside) Supplementary Planning Documents and Guidance (SPD's and SPG's) and interim planning guidance Appendix 6 Design and Sustainability SPD 'Storage and Collection of Waste and Recycling'. Appendix 7 Design and Sustainability SPD 'Places to Live'. Appendix 16 Design and Sustainability SPD 'Residential Amenity Design Guidance'. Residential Parking Standards SPD. 2 of 125 Housing Mix and Lifetime Mobility Standards SPD. Landscape and Biodiversity SPD. Other Material Documents Adopted Interim Green Space Standards (Adopted July 2013). Department for Transport Manual for Streets National Planning Policy Guidance (2015) S106 Planning Obligations and Community Infrastructure Interim Planning Guidance Note (July 2005, updated April 2015). The Community Infrastructure Levy (CIL) Regulations 2010. Description of Site This application relates to a 0.98ha rectangular parcel of agricultural land to the west of the Aldermaston Road (A340) in the hamlet of Pamber End. The site occupies land that is part of a larger agricultural field to the west. To the north and south on both sides of the A340, lie existing dwellings along with commercial premises opposite (Elm Park Garden Centre). The site is bounded by mature trees and hedgerows on three sides (north, south and east). The western boundary of the site is currently open, with agricultural land beyond. The site is generally flat and level and covered with grass. The site is crossed by overhead power cables, connected to pylons outside of the application site boundary. These cables are positioned to the northern portion of the site. At its lowest point, the cable is approximately 12m above ground level. The site is located within the Detailed Emergency Planning Zone (DEPZ) surrounding the Aldermaston Atomic Weapons Establishment (AWE). As the development seeks permission for fewer than 200 dwellings and is located within the Outer Zone, there is no requirement to consult the Office Nuclear Regulation or the Health and Safety Executive. Proposal This application seeks outline permission for the erection of 12 dwellings. Matters of principal and access are being considered at this stage. The Reserved Matters would consist of layout, scale, appearance and landscaping. The indicative layout shows a development comprising of a mix of detached and semi- detached houses set in spacious linear plots. It is proposed that each property would have its own enclosed garden located to the rear, and allocated parking provision in the form of driveways, garages or a small parking court to the front. Access to the development is proposed directly off the A340 to the north-eastern corner of the site where the overhead power lines run. An access road would run parallel to the A340 north south through the site to service the proposed dwellings. The illustrative layout shows how a development of up to 12 units is likely to be accommodated on the site, having regard to the prevailing pattern of development and the character of the surrounding area to the north and south. Revised plans received by the 3 of 125 Council show an area of open space is provided to the northern portion of the site and the gardens of some smaller units shortened to accommodate this space. The parameters for the development, including indications of scale, building heights and proportions, are set out within the applicants Design and Access Statement. Amended plans – illustrative layout now showing on site area of open space – received26/10/2015 Consultations Ward Councillors: No comments received Pamber Parish Council: Object on the following grounds: “The application represents a continuation of the ribbon development along the A340. This sets a precedent which threatens to join the communities of Pamber End and Pamber Green with Tadley along a very busy and accident prone road. The Access statement gives a trip rate for the peak hour which is not representative of a rural community, it is the understanding of this Council that there is an underestimate of traffic by as much as a factor of 2. The stretch of the A340 is particularly prone to accidents and with the entrance to this number of houses almost opposite to the Elm Park Garden Centre, the accident risk will increase. Although there is a 40mph speed limit along this stretch of the A340, it is well known that drivers consistently exceed this limit; it will make the highway even more hazardous with the addition of more dwellings. The presence of the High Voltage power lines running through the site represents a potential health risk which should not be underestimated.” Highways: No objections subject to conditions and informative. Biodiversity: No objections subject to condition. Trees: No objections subject to conditions. Landscape: Objection on the basis of Impact on landscape character and impact on visual amenity. Joint Waste Services: No objections. Waste requirements detailed. National Grid: National Grid has no objections to the above proposal which is in close proximity to a High Voltage Transmission Overhead Line. Environmental Health: No objections subject to conditions and Noise informatives. Transport Sustainability: When evaluating the site in accordance with the local plan and the NPPF, the Highway Authority would Consider the overall assessment as being ‘Marginally Sustainable’ when measured in terms of sustainable transport modes. 4 of 125 Housing: The provision of 40% affordable housing 'onsite' should be secured, in accordance with adopted policy. Public Observations: Eight letters of objection summarised as follows: The A340 is very fast and dangerous and people ignore the speed limit Elm Park Garden centre is located opposite and generates lots of traffic New development would create additional traffic along the A340 Residents