Application 17/03474/FUL Details of Application: Full Planning Application Demolition of existing building and erection of replacement dwelling house with attached single storey service wing and garage with first floor staff accommodation Date Registered 27 October 2017 (Subject to three year condition) Location: Address: Ham Hill Sydmonton Road Ecchinswell RG20 9AB Ward: Burghclere, Highclere And St Mary Bourne Parish: ECCHINSWELL AND SYDMONTON CP OS: 449596 158590 Applicant: Mr & Mrs Marcus de Ferranti Case Officer: Lucy Page 01256 845515 RECOMMENDATION: It is RECOMMENDED that the application be APPROVED subject to the conditions listed at the end of this report. Planning Policy The site is located outside of a settlement policy boundary within the North Wessex Downs AONB. National Planning Policy Framework (NPPF) (March 2012) Core Principles – Achieving Sustainable Development Section 7 (Requiring Good Design) Section 10 (Meeting the challenge of Climate Change, Flooding and Coastal Change) Section 11 (Conserving and Enhancing the Natural Environment) Section 12 (Conserving and Enhancing the Historic Environment) Decision Taking Basingstoke and Deane Local Plan 2011 – 2029 Policy SD1 (Presumption in Favour of Sustainable Development) Policy SS6 (New Housing in the Countryside) Policy EM1 (Landscape) Policy EM4 (Biodiversity, Geodiversity and Nature Conservation) Policy EM10 (Delivering High Quality Development) Policy EM11 (The Historic Environment) Supplementary Planning Documents and Guidance (SPD's and SPG's) and interim planning guidance Appendix 4 Design and Sustainability SPD (Historic Environment: Conservation Areas) Appendix 14 – Countryside Design Summary Appendix 16 – Residential Amenity Design Guidance Landscape and Biodiversity Supplementary Planning Document Landscape Character Assessment SPD Other material documents North Wessex Downs AONB Management Plan S41 of the Natural Environment and Rural Communities Act (NERC Act) 2006 Description of Site The existing dwelling has been demolished and the replacement dwelling is currently under construction. The existing dwelling was in an elevated position, accessed from a narrow track and public footpath off the Kingsclere to Sydmonton Road. Proposal The proposal is an amendment to previously approved schemes for a replacement dwelling and is to enable first floor staff accommodation to be provided above the garage. This application is for the demolition of existing building and erection of replacement dwelling house with attached single storey service wing and garage with first floor staff accommodation. Consultations Ecchinswell Parish Council: No objection Trees: No objection Landscape: No objection subject to condition Biodiversity: No objection Public Observations None. Relevant Planning History 16/00616/FUL Demolition of existing building and erection GTD 02.08.2016 of replacement dwelling house with attached single storey service wing and garage 17/00575/FUL Demolition of existing building and erection GTD 13.04.2017 of replacement dwelling house with attached single storey service wing and garage Assessment The site is in an elevated position, accessed from a narrow track and public footpath off the Kingsclere to Sydmonton Road. The existing dwelling has been demolished and work has commenced on constructing a replacement dwelling (approved under 16/00616/FUL and then amended under 17/00575/FUL). The house would sit within a slight dip on high ground with mature trees and planting on the south eastern and south western boundaries of the site. The strong hedged enclosure of the track would limit views towards the new building however views of part of the eastern elevation would be possible. As detailed above, there is recent and relevant planning history on the site. Planning permission 16/00616/FUL was granted in August 2016 for the erection of a replacement dwelling and in 2017 for an amended scheme (17/00575/FUL). The current application, relating to the erection of a replacement dwelling, is identical to that previously granted planning permission with the exception of the garage building having a larger footprint and slightly higher roof ridge height to accommodate staff accommodation above the garage. There have been no changes to the policies under which the previous applications were assessed and therefore it would be unreasonable to come to a different conclusion on the acceptability of a replacement dwelling. To ensure completeness, conditions and informatives relating to the original consent have been attached to this permission and updated accordingly based on the information already submitted to discharge conditions. The materials for this revised scheme have been permitted under discharge of condition application 16/04358/CONDN. These proposed materials were previously considered to be acceptable and as such the changes proposed would not be considered to have any greater impact on the surrounding character of the AONB landscape than the permitted scheme. Also the alterations would not alter the relationship of the proposed development with nearby listed buildings. The proposed development would be in compliance with Policies EM10, EM11 and EM1 of the Basingstoke and Deane Local Plan 2011-2029. Impact on the character of the area/ design The proposal differs from the previously approved scheme with the addition of staff accommodation above the proposed garage/car port. This results in some increase in roof height and the addition of steps around the exterior to access the entrance to the flat on the southern side. The Landscape Officer has assessed the revised scheme and concluded that the proposed changes will have some landscape impacts; the inclusion of a front entrance porch together with a slight increase in height will affect the southern elevation and its prominence in the landscape; the inclusion of steps to the west and south of the proposed building could potentially have impacts depending on the amount of regrading required and whether this could be accommodated in a naturalistic landform without appearing too incongruous or engineered in the wider landscape. The Landscape Officer also considers that the earthworks could also potentially affect the existing belt of trees to the south which are a significant landscape feature which also has the benefit of partially screening and softening the impacts of the development and need to be retained. The agent has confirmed that the scheme is very similar to the previously approved scheme and that the existing belt of trees to the south are to be retained as they provide good screening and a mature backdrop for the new dwelling. The cutting into the bank has already been undertaken. The comments of the Landscape Officer are noted however it is considered that the differences between the approved scheme and the current application do not fundamentally alter the impact that this replacement dwelling would have in this location. The Tree Officer has confirmed that they have no objections to the proposed development and it is considered that subject to condition, the proposal would have an acceptable impact on the character and appearance of the surrounding area and would not adversely affect existing trees, in accordance with Local Plan policy. Impact on neighbouring amenities The closest residential property to the site is Nuthanger Farm which is located approximately 170 metres to the east of the site. The orientation of the building and landscape features between the site and this property, in combination with the distance, means that the development would have limited impact on the amenities of this neighbouring property. In addition, the development would continue to provide sufficient garden space and private amenity for the occupants of the replacement dwelling at Ham Hill. Highways and Parking The amended scheme would retain sufficient parking and manoeuvring within the site and is acceptable in this regard. Conditions 1 The development hereby permitted shall be carried out in accordance with the following approved plans unless otherwise agreed in writing with the Local Planning Authority: 005 P3 032 P1 033 P1 A3-002-P1 A3-003-P1 A3-004-P1 REASON: For the avoidance of doubt and in the interests of proper planning. 2 The development hereby permitted shall be begun before the expiration of 3 years from the date of this planning permission. REASON: To comply with Section 51 of the Planning and Compulsory Purchase Act 2004 and to prevent an accumulation of unimplemented planning permissions. 3 The development shall be undertaken in accordance with the details/specification of the types and colours of external materials to be used including colour of mortar, together with samples, approved under application reference 16/04358/CONDN on 04/01/16 for the discharge of Condition 3 relating to application 16/00616/FUL. The development shall be carried out and thereafter maintained in accordance with the details so approved unless otherwise agreed in writing by the Local Planning Authority. REASON: In the interests of the visual amenities of the area and in accordance with Policy EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029. 4 All bat protection and mitigation measures shall be carried out in accordance with the Bat Survey dated July 2016 as submitted by Arbtech. The development shall be carried out in complete accordance with Section 4 of the approved report, including the installations of bat boxes. Unless otherwise agreed in writing by the Local Planning Authority. A plan