Agenda item

This report details the planning applications to the Committee for consideration and decision.

 

Contact Officer:  Planning and Development Manager

 

Wards Affected: Basing, Bramley and Sherfield, Grove, Kingsclere, Whitchurch, Oakley and North Waltham

 

Minutes:

The following Public Participation took place:

 

Interest

Name

Item no./Topic

Support

Mr Holt

Item 1 – 18/01375/FUL

Ward Councillor

Rowland

Item 1 – 18/01375/FUL

Support

Mr Clacy

Item 4 – 17/02210/FUL

Parish Councillor

Mr Hewitt

Item 5 – 18/03019/FUL

Parish Councillor

Mr Bealing

Item 5 – 18/03019/FUL

Support

Mr Hedger

Item 5 – 18/03019/FUL

Parish Councillor

Mr Hewitt

Item 6 18/03500/FUL

Parish Councillor

Mr Bealing

Item 6 18/03500/FUL

Objector

Mr Clarke

Item 6 18/03500/FUL

Support

Mr Dutfield

Item 6 18/03500/FUL

Support

Mr Stead

Item 6 18/03500/FUL

Support

Mrs Belcher

Item 7 – 19/00031/HSE

Parish Councillor

Mr Flocks

Item 9 – 19/00373/FUL

Support

Mrs Lux

Item 9 – 19/00373/FUL

Ward Councillor

Rowland

Item 9 – 19/00373/FUL

 

 

 

1. Application – 18/01375/FUL: Erection of a new two-storey science block and part-two/part-three storey performing arts block both interlinked at first floor level through a glazed corridor connection with associated hard/soft landscape reconfigurations/improvements and following demolition of existing science buildings; erection of single-storey rear extension to existing dining hall and installation of 3 no. rooflights, alterations to existing windows and doors, roof and render with associated hard/soft landscaping; all in connection with a proposed increase in the overall capacity of the school. Site: Sherfield School Sherfield On Loddon Hook Hampshire

 

The Committee considered the report set out on pages 43 to 75 of the agenda together with the further material set out on the addendum sheet and other matters discussed at the meeting. 

 

The Committee discussed the proposed application.

 

Members were in general support of the design and location of the new buildings, which would be accommodated easily within the large site.

 

The main area of concern was the increase of traffic onto the A33.  It was suggested that any potential future problems in terms of the access points to the school could be resolved by the restriction of vehicles turning right entering and exiting and the use of the nearby roundabout.

 

Some members were perplexed as to the large increase of capacity to 700 pupils when historically the school had not exceeded 454.  Other members stated that although the school would have the capacity for 700 pupils the indication from the applicant was that it was not their current intention.

 

RESOLVED that:  the application be APPROVED subject to the conditions listedbelow and for the following reasons

 

Reasons for Approval

 

1             The proposed development would provide for extended and new facilities to complement the existing school environment and would therefore support an existing and established facility in accordance with the National Planning Policy Framework (February 2019) and Policy CN7 of the Basingstoke and Deane Local Plan 2011-2029.

 

2             The proposed design of the development would not dominate or compete with the character and appearance of the area, and would not have a detrimental impact upon the visual amenity and character of the surrounding landscape or the setting of the school grounds.  The proposal accords with the National Planning Policy Framework (February 2019), Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policies D1 and G1 of the Sherfield on Loddon Neighbourhood Plan 2011-2029.

 

3             The proposed development would preserve the architectural and historic interest of the Grade II Listed Building of Buckfield House.  It would also preserve the character and appearance of the setting of heritage assets at the site as well as the setting of the Sherfield on Loddon Conservation Area.  The less than substantial harm arising to the special interest of these heritage assets is outweighed by the public benefits in accordance with Section 16 of the National Planning Policy Framework (February 2019), Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029 and Policy D1 of the Sherfield on Loddon Neighbourhood Plan 2011-2029.

 

4             The development would not cause an adverse impact on highway safety and adequate parking would be provided on site to serve the proposed development.   As such the proposal complies with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029 and Policies D2 and T3 of the Sherfield on Loddon Neighbourhood Plan 2011-2029.

 

5             The proposed development would not result in an undue loss of privacy or cause undue overlooking, overshadowing, overbearing or noise and disturbance impacts to neighbouring properties and as such complies with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029 and D2 of the Sherfield on Loddon Neighbourhood Plan 2011-2029.

 

6             The proposal would conserve the biodiversity value and nature conservation interests of the site and also have regard to the natural environment in terms of trees and new landscaping.  As such the proposal would comply with the National Planning Policy Framework (February 2019), Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 and Policy G1 of the Sherfield on Loddon Neighbourhood Plan 2011-2029 and the Landscape, Biodiversity and Trees Supplementary Planning Document (2019).

 

7             The proposal would provide a suitable drainage strategy and would not lead to increased flood risk at the site and would comply with Policy EM7 of the Basingstoke and Deane Local Plan 2011-2029 and Policy G3 of the Sherfield on Loddon Neighbourhood Plan 2011-2029.

        

subject to the following conditions and informatives:-

 

Conditions

 

1          The development hereby permitted shall be carried out in accordance with the following approved plans:      

                       

            Location Plan (Drawing No. SFS-AIN-XX-00-DR-A-001)        

            Proposed Site Plan (Drawing No. SFS-AIN-XX-00-DR-A-201)          

            Proposed East and West Elevations (Drawing No. SFS-AIN-XX-XX-DR-A-403 Rev A)    

            Proposed North, East and West Elevations (Drawing No. SFS-AIN-XX-XX-DR-A-404)    

            Proposed Elevation, Section A-A, B-B (Drawing No. SFS-AIN-XX-XX-DR-A-301 Rev A) 

            Proposed Level 0 Plan - Science + Performing Arts (Drawing No. SFS-AIN-XX-00-DR-A-203)           

            Proposed Level 0 & Rood Plan - Dining Hall (Drawing No. SFS-AIN-XX-00-DR-A-202)   

            Proposed Level 1 Plan - Science + Performing Arts (Drawing No. SFS-AIN-XX-01-DR-A-204)           

            Proposed Level 2 Plan - Science + Performing Arts (Drawing No. SFS-AIN-XX-02-DR-A-205)           

            Proposed Roof Plan - Science + Performing Arts (Drawing No. SFS-AIN-XX-03-DR-A-206)           

            Proposed South Elevation 1 of 2 (Drawing No. SFS-AIN-XX-XX-DR-A-401)          

            Proposed South Elevation 2 of 2 (Drawing No. SFS-AIN-XX-XX-DR-A-402 Rev A)          

            Proposed Sections A-A and B-B (Drawing No. SFS-AIN-XX-XX-DR-A-301 Rev A)           

            Proposed Sections C-C, D-D (Drawing No. SFS-AIN-XX-XX-DR-A-302)    

            Proposed Section E-E (Drawing No. SFS-AIN-XX-XX-DR-A-303)    

            Proposed External Lighting Layout (Drawing No. V[41]010)   

            Demolition Site Plan (Drawing No. SFS-AIN-XX-00-DR-A-101)        

            Demolition Plan and Elevations - Dining (Drawing No. SFS-AIN-XX-XX-DR-A-102).

           

            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 91 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.  

           

3          No development above slab level shall commence on site until details of the types and colours of external materials to be used, including colour of mortar, together with samples, have been submitted to and approved in writing by the Local Planning Authority.  The details shall also include brick detailing features for the proposed new theatre block.  The development shall be carried out and thereafter maintained in accordance with the details.           

           

REASON:  Details and samples are required in order to provide high quality development and in light of the level of information submitted and in the interests of the visual amenities of the area and brick detailing features are also required for the proposed new theatre block to enhance and provide relief to the brickwork elevations in accordance with Policies EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029 and Policies D1 and D2 of the Sherfield on Loddon Neighbourhood Plan 2011-2029.                        

             

4          No development above slab level shall take place until there has been submitted to and approved in writing by the Local Planning Authority a scheme of landscaping which shall specify species, planting sizes, spacing and numbers of trees/shrubs to be planted (including replacement trees where appropriate).  The works approved shall be carried out in the first planting and seeding seasons following the first occupation of the building(s) or when the use hereby permitted is commenced.  In addition, a maintenance programme detailing all operations to be carried out in order to allow successful establishment of planting, shall be submitted to and approved in writing by the Local Planning Authority before development commences.  Any trees or plants which, within a period of 5 years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species.

           

            REASON:  Details are required because insufficient information has been submitted with the application in this regard to ensure that the development improves the appearance of the site in the interests of visual amenity in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy G1 of the Sherfield on Loddon Neighbourhood Plan 2011-2029.             

 

5          No development shall take place, including any works of demolition, until a Construction Method Statement  with details, schedules and drawings that demonstrates safe and coordinated systems of work affecting or likely to affect the public highway and or all motorised and or non-motorised highway users, has been submitted to, and approved in writing by, the Local Planning Authority. The approved Statement shall be adhered to throughout the construction period.         

           

The Statement shall include for:  

                       

            i      Means of access (temporary or permanent) to the site from adjoining a maintainable public highway, including the associated traffic management arrangements.         

            ii.    the parking and turning of vehicles of site operatives and visitors off carriageway (all to be established within one week of the commencement of development);    

            iii.   loading and unloading of plant and materials away from the maintainable public highway;      

            iv.   storage of plant and materials used in constructing the development away from the maintainable public highway;       

            v.    wheel washing facilities or an explanation why they are not necessary;

            vi.   measures to control the emission of dust and dirt during construction;

            vii. a scheme for recycling and disposing of waste resulting from construction work; and

            viii. the management and coordination of deliveries of plant and materials and the disposing of waste resulting from construction activities so as to avoid undue interference with the operation of the public highway, particularly during the Monday to Friday AM peak (08.00 to 09.00) and PM peak (16.30 to 18.00) periods.

                       

            REASON:   Details are required prior to commencement in the absence of accompanying the application and to ensure that the construction process is undertaken in a safe and convenient manner that limits impact on local roads and the amenities of nearby occupiers, the area generally and in the interests of highway safety in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policies D2 and T3 of the Sherfield on Loddon Neighbourhood Plan 2011-2029.

 

6          No work relating to the construction of the development hereby approved, including works of demolition or preparation prior to operations, or fitting out, shall take place before the hours of 0730 nor after 1800 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays nor on Sundays or recognised public or bank holidays.

           

            REASON:  To protect the amenities of the occupiers of nearby properties during the construction period and in accordance with Policy EM12 of the Basingstoke and Deane Local Plan 2011-2029.

 

7          No deliveries of construction materials or plant and machinery and no removal of any spoil from the site shall take place before the hours of 0730 nor after 1800 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays nor on Sundays or recognised public or bank holidays.

           

            REASON:  To protect the amenities of the occupiers of nearby properties during the construction period and in accordance Policy EM12 of the Basingstoke and Deane Local Plan 2011-2029.

 

8          No development including site clearance, demolition, ground preparation, temporary access construction/widening, material storage or construction works shall commence until an Arboricultural Method Statement, prepared in accordance with BS5837 "Trees in Relation to Design, Demolition and Construction" has been submitted to and approved in writing by the Local Planning Authority. The statement shall outline how trees will be protected during the development and shall include a tree protection plan. No development or other operations shall take place other than in complete accordance with the approved method statement.

           

            REASON:   Details are required prior to the commencement of development to ensure that reasonable measures are taken to safeguard trees in the interests of local amenity and the enhancement of the development itself, in accordance with the National Planning Policy Framework (February 2019), Policy EM1 of the Basingstoke and Deane Local Plan 2011- 2029 and Policy G1 of the Sherfield on Loddon Neighbourhood Plan 2011-2029.

 

9          The development hereby approved shall be undertaken in accordance with the bat mitigation strategy contained within Chapter 4 Mitigation of the Outline Bat Mitigation Strategy by Middlemarch Environmental dated July 2018.

           

            REASON:   In order to meet with derogation test 3 of the Conservation of Habitats and Species Regulations 2017 and in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 and Policy G1 of the Sherfield on Loddon Neighbourhood Plan 2011-2029.

 

10        No development shall take place (including demolition) until a Construction Ecological Management Plan (CEMP) as recommended within Chapter 7 Recommendations of the PEA by Middlemarch Environmental dated February 2018 has been submitted to and approved by the Local Planning Authority. The CEMP shall include addressing any impacts on the adjacent Buckfield Copse Ancient Woodland Site of Importance for Nature Conservation.  The development shall be carried out in accordance with the terms of the approved CEMP and shall be maintained as such in perpetuity. 

            REASON:   In order to avoid impacts on the adjacent ancient woodland SINC in line with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029, Policy G1 of the Sherfield on Loddon Neighbourhood Plan 2011-2029 and in accordance with the National Planning Policy Framework (February 2019).                       

11        No development above slab level shall occur until a Habitat Enhancement Plan in line with recommendations produced within Chapter 7 Recommendations of the PEA by Middlemarch Environmental has been submitted to and approved in writing by the Local Planning Authority.  The development shall be carried out in accordance with the approved Plan and be maintained as such in perpetuity.

           

            REASON:   In order to achieve net gain for biodiversity in line with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029, Policy G1 of the Sherfield on Loddon Neighbourhood Plan 2011-2029 and in accordance with the National Planning Policy Framework (February 2019).

 

12        No additional external lighting shall be installed upon the proposed buildings unless details have first been submitted to and approved in writing by the Local Planning Authority.  Any external lighting scheme shall include full lighting specifications and address the cumulative effects of all external lighting sources upon nocturnal animals sensitive to external lighting and should be in line with guidance provided by the Bat Conservation Trust concerning lighting and bats. The lighting shall be installed in accordance with the approved details and shall thereafter be operated and maintained in accordance with the approved scheme.  

 

            REASON:   In the interests of the countryside location and to maintain the biodiversity of the area in the long term in accordance with Policies EM1 and EM4 of the Basingstoke and Deane Local Plan 2011-2029 and Policy G1 of the Sherfield on Loddon Neighbourhood Plan 2011-2029.

 

13        No development above slab level shall take place pursuant to the construction of the proposed development until building specific Construction Statements detailing how the new buildings shall meet the BREEAM 'excellent' standards for water consumption have been submitted to and approved in writing by the Local Planning Authority, unless it can be demonstration that this requirement for sustainable water use cannot be achieved on technical or viability grounds.  The development shall be carried out in accordance with the approved details and maintained thereafter.

           

            REASON:   In the absence of details being submitted to accompany the planning application, details are required to ensure that the development delivers a level of sustainable water use in accordance with Policy EM9 of the Basingstoke and Deane Local Plan 2011-2029.

 

14        The development shall be carried out in accordance with the recommendations and procedures of the following drainage documents, reports and plans:           

                       

            Outline Drainage Strategy Report; created on 11/05/2018;     

            Outline Drainage Strategy Report, dated Dec 2018 by expedition;   

            Drainage layout dwg no. SK C100;          

            Drainage Layout dwg no. SK C101;        

            Drainage Layout dwg no. SK C102;        

            Surface Water Drainage Calculations;   

            Soil Investigation Reports by Jomas dated Nov 2018; 

            Response sheet to Hampshire County Council Checklist.      

                       

            The approved drainage scheme shall be implemented before the development is completed and thereafter retained in accordance with the details hereby approved.     

 

            REASON:   To ensure that the site does not generate adverse levels of surface water run-off from associated flooding in accordance with Policy EM7 of the Basingstoke and Deane Local Plan 2011 - 2029 and Policy G3 of the Sherfield on Loddon Neighbourhood Plan 2011-2029.

 

15        The Travel Plan Framework produced by WYG on behalf of Sherfield School dated May 2018 shall be implemented and operational for the lifetime of the approved use of the development hereby approved.    

 

            REASON:  In order to promote sustainable development with particular regard to transport and in accordance with advice contained within National Planning Policy Framework, and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policies D2 and T3 of the Sherfield on Loddon Neighbourhood Plan 2011-2029.

 

 Informative(s):-

 

1.            1.1 The applicant's attention is drawn to the fact that the above conditions (if any), must be complied with in full, failure to do so may result in enforcement action being instigated.

 

            1.2  This permission may contain pre-commencement conditions which require specific matters to be submitted and approved in writing by the Local Planning Authority before a specified stage in the development occurs.  This means that a lawful commencement of the approved development CANNOT be made until the particular requirements of the pre-commencement conditions have been met.

 

            1.3  The applicant's attention is drawn to the fact that the Local Planning Authority has a period of up to eight weeks to determine details submitted in respect of a condition or limitation attached to a grant of planning permission.  It is likely that in most cases the determination period will be shorter than eight weeks, however, the applicant is advised to schedule this time period into any programme of works.  A fee will be required for requests for discharge of any consent, agreement, or approval required by a planning condition.  The fee chargeable is £116 or £34 where the related permission was for extending or altering a dwelling house or other development in the curtilage of a dwelling house.  A fee is payable for each submission made regardless of the number of conditions for which approval is sought.  Requests must be made using the standard application form (available online) or set out in writing clearly identifying the relevant planning application and condition(s) which they are seeking approval for.

 

2.         In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-

        

·           Proactively offering a pre-application advice;

·           Seeking further information following receipt of the application;

·           Seeking amendments to the proposed development following receipt of the application;

·           Considering the imposition of conditions.

 

In this instance:

 

·           The applicant was updated of any issues after the initial site visit;

·           Was provided with pre-application advice.

        

            In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.

 

3.         Clearance of any vegetation should ideally be undertaken outside of bird nesting season, March to August inclusive. Should clearance be required during this time frame then the area should first be inspected by a suitably qualified ecologist. Should signs of nesting be located then works should cease within the area of nesting until nesting has finished and fledglings have left the nest.

 

4.         The applicant is advised that, as detailed within the Preliminary Ecological Assessment, any excavations should be covered or fitted with mammal ramps to ensure animals can escape and any pipework above 120mm should be covered at the end of each work day in order to prevent mammals being trapped.

 

2. Application – 17/02210/FUL:  Full planning permission is sought via enabling development for the repair and conservation of the listed agricultural barn for agricultural and ancillary residential storage use, the conversion and extension of locally listed barn to form 1 no. 4 bedroom dwelling, and the demolition and part demolition of farm buildings, lean-to extension and single storey extension. Outline permission is sought for the erection of 3 no. dwellings between the farm yard and 1 and 2 Freemantle Farm Cottages, and 1 no. dwelling on land to the East of the junction of Ashe Lane and the existing access to Freemantle Farm Site: Freemantle Farm  Hannington Road North Oakley RG26 5TP

 

The Committee considered the report set out on pages 76 to 130 of the agenda together with the further material set out on the addendum sheet and other matters discussed at the meeting. 

 

The Committee discussed the proposed application which had been deferred from the Development Control Committee held on the 6th February 2019 for the applicant to seek amendments in relation to Site 3 to create a less isolated location.

 

Members considered there was no merit to the location of Site 3 as it would be positioned in a remote unspoilt area of the North Wessex Downs Area of Outstanding Natural Beauty.

 

Members agreed that the proposed dwelling was isolated and would have an adverse impact on the landscape character of the area, which conflicted with Local Plan Policy SS6.  The Committee agreed that the unacceptable location of Site 3 outweighed the benefits of the enabling development.

 

RESOLVED that:  the application be REFUSEDfor the following reasons:

 

Reasons for Refusal

 

1          Due to the isolated and elevated location of the proposed dwelling at site three, the development would result in unacceptable harm to the existing landscape character in this relatively remote and unspoilt part of the North Wessex Downs Area of Outstanding Natural Beauty, contrary to the National Planning Policy Framework (February 2019) and Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.

 

2          In the absence of any suitable legal agreement, the proposed development does not make adequate provision to secure the enabling works set out within associated application 17/02211/LBC.  An appropriate enabling works plan schedule has not been secured, nor funds from the value of this enabling development to fully fund the completion of the associated enabling works. The proposed development is therefore contrary to the Community Infrastructure Levy Regulations 2010; the guidance contained within the National Planning Policy Framework (February 2019); the National Planning Practice Guidance; the Council's Planning Obligations for Infrastructure Supplementary Planning Document (March 2018); and Policies CN6 and EM11 of the Basingstoke and Deane Local Plan 2011-2029.

 

Informative(s):-

 

1.         In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-

        

            proactively offering a pre-application advice (in accordance with paragraphs 39 - 46);

            seeking further information following receipt of the application;

            seeking amendments to the proposed development following receipt of the application;

            considering the imposition of conditions and or the completion of a s.106 legal agreement (in accordance with paragraphs 54-57).

           

            In this instance:

           

            the applicant was provided with pre-application advice;

            the applicant was updated of any issues after the initial site visit.

           

            In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.

 

3. Application – 17/02211/LBC: Repair and conservation of the listed agricultural barn for agricultural and ancillary residential storage use.  Conversion and extension of locally listed barn forming 4 bedroom dwelling.  Demolition and part demolition of farm buildings, lean-to extension and single storey extension. Site: Freemantle Farm  Hannington Road North Oakley RG26 5TP

 

The Committee considered the report set out on pages 131 to 154 of the agenda together with the further material set out on the addendum sheet and other matters discussed at the meeting. 

 

The Committee discussed the proposed application and commended the repair and conservation of the listed barn to enable the continued use of a heritage building.

 

RESOLVED that:  the application be APPROVED subject to the conditions below and for the following reasons

 

Reasons for Approval

 

1             The proposed works would facilitate the repair and on-going maintenance of the Grade II Listed Freemantle Farm nine aisled barn.  Any harm to the significance of heritage assets, which is of less than substantial harm, is outweighed by public benefits including heritage benefits.  The proposals submitted are considered to retain and respect the special qualities of the listed building and would preserve the setting of this building, the Grade II Listed Farm House at Freemantle Farm and the locally listed former stables building in accordance with Section 66 (Listed Buildings and Conservation Areas Act) 1990, Section 16 of the NPPF and Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029. 

      

subject to the following conditions and informatives:-

 

Conditions

 

1          The development hereby permitted shall be carried out in accordance with the following approved plans:      

                       

            DR-A-1102 PL1 Conservation Elevations          

            DR-A-1001 P6 Former office barn ground floor plans  

            DR-A-1002 P6 Former office barn first floor plans        

            DR-A-1003 P6 Former office barn proposed elevations (sheet 1)     

            DR-A-1004 P6 Former office barn proposed elevations (sheet 2)     

            DR-A-0004 PL1 Demolition plan 

            DR-A-1007 PL1 Proposed plans former office building

            DR-A-1008 P6 Proposed elevations and sections        

            B3-DR-A-1002 Agricultural barn alterations proposed 

            DR-A-0006 PL6 Proposed site plan        

            17/02210/FUL Plan 1         

                                   

            REASON:  For the avoidance of doubt and in the interests of proper planning.

 

2          The works to which this Listed Building Consent relate shall be begun before the expiration of 3 years from the date of the consent. 

           

REASON:  To comply with Section 18 of the Planning (Listed Buildings and Conservation Areas) Act 1990 (as amended by Section 51(4) of the Planning and Compensation Act 2004) and to prevent an accumulation of unimplemented consents.

 

3          No works hereby approved shall commence on site in respect of each building to be altered, extended and/or repaired until full working details of all new and modified dormers, rooflights, windows, screens and external doors to be incorporated in the scheme have been submitted to and approved in writing by the Local Planning Authority. Details shall include annotated elevations, sections and plans which are referenced to the approved plans.  These details shall illustrate the nature of materials and finishes, framing members, glazing, glazing units, glazing bars and methods of opening.  They shall also include details of modifications to existing openings and shall clearly show the nature and relationship of new and retained/modified elements of construction.  Details shall be at a minimum scale of 1:20 and 1:5. The works shall be carried out and thereafter maintained in accordance with the details so approved.            

            Note: This condition may be discharged on a building by building basis.     

           

REASON:  Details are required prior to commencement of related works because insufficient information has been submitted with the application in this regard, to preserve the special architectural/historic interest and/or setting of the listed building in accordance with the guidance contained within Section 16 of the National Planning Policy Framework (February 2019) and Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029.

             

4          No works hereby approved shall commence on site in respect of each building to be altered, extended and/or repaired until details of materials and finishes have been submitted to and approved by the Local Planning Authority in writing.  The submitted details should include samples, including on-site sample panels as applicable.  The works shall then proceed in strict accordance with the approved submission.  These requirements include provision of information relating to:       

                       

·           the colour and source of bricks including specials;

·           the nature, source and bedding of flint work;          

·           the bonding and coursing of brickwork;       

·           mortar mixes and joint profile;

·           the colour and source of slates and tiles;    

·           the material, colour, finish, size, profile and gauge of timber boarding; 

·           the detailing of valleys, hips, ridges, gables, parapets, eaves and verges.       

            Notwithstanding approval of such information, all works of making good to the listed building shall be undertaken using materials and finishes, workmanship and detailing to match that of the existing building.          

           

REASON: Details are required prior to commencement of works because insufficient detail was submitted with the application in this regard, to ensure preservation of the special architectural / historic interest and/or setting of the listed building in accordance with the guidance contained within Section 16 of the National Planning Policy Framework (February 2019) and Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029.     

           

 5         Notwithstanding information shown on drawings, no works hereby approved in respect in respect of each building to be altered, extended and/or repaired shall commence on site until details of the position and type of installation of all new services visible external to the building have been submitted to and approved in writing by the Local Planning Authority.  The information to be submitted shall include information on wiring, cabling, rainwater goods, water supply and drainage pipework, flues, extract vent terminals and meter boxes.  All works relating to services shall be undertaken strictly in accordance with the approved details. Note: This condition may be discharged on a building by building basis. 

           

            REASON:  Details are required prior to commencement of related works because insufficient detail was submitted in this regard, with the application to ensure preservation of the special architectural / historic interest and/or setting of the listed building in accordance with the guidance contained within Section 16 of the National Planning Policy Framework (February 2019) and Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029.                 

 

6          No works, including demolition works, shall commence at site one until a fully detailed specification of measures to secure the preservation, security, structural stability and weather-proofing of the listed barn building during the duration of the hereby approved works, has been submitted to and approved in writing by the Local Planning Authority.  The works must then proceed in strict accordance with the approved measures.          

           

REASON:   Details are required prior to commencement of works because insufficient detail was submitted with the application in this regard, to ensure preservation of the special architectural/historic interest and/or setting in accordance with the guidance contained within Section 16 of the National Planning Policy Framework (February 2019) and Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029.

 

7          The works shall be carried out in accordance with the Bidwells Structural Appraisal and Strategy for Conservation including appendices (Dec 2016).

           

            REASON:  To ensure preservation of the special architectural / historic interest and/or setting of the listed building in accordance with the guidance contained within Section 16 of the National Planning Policy Framework (February 2019) and Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029.          

             

8          The works are to be undertaken in adherence with the mitigating working procedures and recommendations contained within the Ecological Impact Assessment by Davidson-Watts Ecology Ltd dated 10/5/2017.       

 

            REASON:  In order to have no negative impacts on roosting bats and nesting barn owls protected under The Conservation of Habitats and Species Regulations 2010 (bats) and Schedule 1 of The Wildlife and Countryside Act 1981 (barn owls). The mitigating procedures are also required in order to meet with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 which states that development should have no impact on the conservation status of key species.

 

 Informative(s):-

 

1.            1.1 The applicant's attention is drawn to the fact that the above conditions (if any), must be complied with in full, failure to do so may result in enforcement action being instigated. 

 

1.2 This consent may contain pre-commencement conditions which require specific matters to be submitted and approved in writing by the Local Planning Authority before a specified stage in the development occurs. This means that a lawful commencement of the approved development CANNOT be made until the particular requirements of the pre-commencement conditions have been met. 

 

1.3 The applicant's attention is drawn to the fact that the Local Planning Authority has a period of up to eight weeks to determine details submitted in respect of a condition or limitation attached to a grant of listed building consent. It is likely that in most cases the determination period will be shorter than eight weeks, however, the applicant is advised to schedule this time period into any programme of works. 

 

1.4 No fees are required for the submission of details required under a condition imposed on a Listed Building Consent. Requests must however be made using the standard application form (available online) or set out in writing clearly identifying the relevant consent and condition(s) for which they are seeking approval.

 

2.         In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-

        

            -      proactively offering a pre-application advice (in accordance with paragraphs 39 - 46);

  -      seeking further information following receipt of the application;

            -      seeking amendments to the proposed development following receipt of the application;

            -      considering the imposition of conditions and or the completion of a s.106 legal agreement (in accordance with paragraphs 54-57).

        

            In this instance:

        

  -      the applicant was provided with pre-application advice; and

  -      the applicant was updated of any issues after the initial site visit.

        

            In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.

 

3.         All bat species receive strict legal protection under EU law. Legal protection covers bats and elements of their habitats. The granting of planning permission or listed building consent does not absolve the applicant or others from complying with the relevant law protecting species, including obtaining and complying with the terms and conditions of any licences required, as described in Part IV B of Circular 06/2005.

 

4. Application – 18/02807/FUL: Demolition of existing building following fire damage and replace with 3 new class B2 units, with associated parking and layout.  Site: 9-13 Church Street Whitchurch RG28 7AD

The Committee considered the report set out on pages 155 to 177 of the agenda together with the further material set out on the addendum sheet and other matters discussed at the meeting. 

 

The Committee discussed the proposed application and felt that the demolition of the existing fire damaged building and replacement units would be an improvement to the area.

 

The main issue expressed was the attraction of heavy good vehicles to the B2 units but members believed that the site was self-limiting which in itself would restrict the size of vehicles that could access the site.

 

RESOLVED that:  the application be APPROVED subject to the conditionsbelow and for the following reasons

 

Reasons for Approval

 

1             The proposed development would retain an existing employment site within the settlement boundary therefore providing opportunities for small scale employment within a sustainable location in accordance with Policies SD1 and EP1 of the Basingstoke and Deane Local Plan 2011-2029 and Policy ES2 of the Whitchurch Neighbourhood Development Plan 2014-2029.

 

2             The proposed development respects the character of its surroundings in terms of layout and form and as such complies with the National Planning Policy Framework (February 2019), Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy GD1 of the Whitchurch Neighbourhood Development Plan 2014-2029.

 

3             The proposal would not increase the risk of flooding at the site or on adjacent land and would therefore accord with the National Planning Policy Framework (February 2019) and Policy EM7 of the Basingstoke and Deane Local Plan 2011-2029.

 

4             The proposal would conserve the biodiversity value and nature conservation interests of the site and as such the proposal would comply with the National Planning Policy Framework (February 2019), Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 and Policy LD2 of the Whitchurch Neighbourhood Development Plan 2014-2029.

 

5             The proposal would preserve the character and appearance of the special architectural and historic interest of the nearby Listed Buildings and would also preserve and enhance the character of the Whitchurch Conservation Area.  The less than substantial harm arising to the special interests of these heritage assets is outweighed by the public benefits.  The development would therefore accord with the National Planning Policy Framework (February 2019) and Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029.

 

6             The development would not cause an adverse impact on highway safety and adequate parking would be provided on site to serve the proposed development and as such the proposal complies with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029, Policies TR1 and ES3 of the Whitchurch Neighbourhood Development Plan 2014-2029 and the Parking Standards Supplementary Planning Document (2018).

 

7             The proposed development would not result in an undue loss of privacy or cause undue overlooking, overshadowing, overbearing or noise and disturbance impacts to neighbouring properties and as such complies with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.

 

subject to the following conditions and informatives:-

 

Conditions

 

1          The development hereby permitted shall be carried out in accordance with the following approved plans:      

                       

            18/009/02C, Location Plan.          

            18 - 281/01, Topographic Survey.

            18/009/03, Proposed Plans.         

            SK01, Swept Path Analysis.         

                       

            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 91 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.

 

3             No development above slab level shall commence on site until a schedule of materials and finishes to be used for the external walls and roofs of the proposed building(s) has been submitted to and approved in writing by the Local Planning Authority.  The development shall be carried out and thereafter maintained in accordance with the details so approved.      

 

            REASON:  Details are required because insufficient information has been submitted with the application in this regard, in the interests of the visual amenities of the area and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy GD1 of the Whitchurch Neighbourhood Development Plan 2014-2029.

 

4          The development hereby approved shall be undertaken in accordance with section 8.2 Required Mitigation of the Ecological Appraisal of the Bat Survey by J Taylor Ecology Consulting dated 23/8/2018.         

           

REASON:  To avoid adverse impacts on protected species as required by the Wildlife and Countryside Act 1981, Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 and Policy LD2 of the Whitchurch Neighbourhood Development Plan 2014-2029

 

5         No development above slab level shall commence on site until a Habitat Enhancement Plan that follows biodiversity enhancements and recommendations contained within section 8.4 Required Ecological Enhancements of the Ecological Appraisal and Bat Survey by J Taylor Ecology Consulting dated 23/8/2018 has been submitted to and approved in writing by the Local Planning Authority.  The development shall thereafter be carried out in accordance with the approved details prior to the first occupation of the site and shall be maintained as such thereafter.       

 

            REASON:   In order to provide net gain for biodiversity in line with the National Planning Policy Framework, Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 and Policy LD2 of the Whitchurch Neighbourhood Development Plan 2014-2029.

 

6          No development including works of demolition shall take place, until a Construction Method Statement that demonstrates safe and coordinated systems of work affecting or likely to affect the public highway and or all motorised and non-motorised highway users, has been submitted to and approved in writing by, the Local Planning Authority. The approved Statement shall be adhered to throughout the construction period. The Statement should include:         

                       

            i.     Means of access (temporary or permanent) to the site from the adjoining maintainable public highway, including the associated traffic management arrangements;         

            ii.    The parking and turning of vehicles of site operatives and visitors off carriageway (all to be established within one week of the commencement of development);    

            iii.   Loading and unloading of plant and materials away from the maintainable public highway;       

            iv.   Storage of plant and construction materials used in constructing the development away from the maintainable public highway;   

            v.    Wheel washing facilities;        

            vi.   A scheme for recycling and disposing of waste resulting from construction work;       

            vii. Given the proximity of the site to Whitchurch village centre, the CMS should include arrangements for the management and coordination of deliveries of plant and materials and disposal of waste to avoid undue interference with the operation of the public highway, particularly during the Monday - Friday AM peak (08:00 - 09:00) and PM peak (16:30 to 18:00) periods; and

            vii. The routes which will be used by demolition and construction vehicles associated with the site.         

                       

            REASON:  Details are required prior to development commencing as insufficient details have been submitted with the application, which are needed to ensure that the construction process is undertaken in a safe and convenient manner that limits impact on local roads and the amenities of nearby occupiers.  In accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029.

 

7          Notwithstanding the details submitted the development hereby permitted shall not be occupied or the use commence, whichever is the sooner, until a scheme showing how the parking of 6 vehicles with dimensions in accordance with the adopted standards set out in the Parking Standards SPD (2018) has been submitted to and approved in writing by the Local Planning Authority.  The units shall not be occupied until the spaces have been constructed, surfaced and marked out in accordance with the approved details and that area shall not thereafter be used for any purpose other than parking, loading and unloading of vehicles.       

           

REASON:  In the interests of highway safety and in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029, Policy TR1 of the Whitchurch Neighbourhood Development Plan 2014-2029 and the Parking Standards Supplementary Planning Document (2018).

 

8          No work relating to the construction of the development hereby approved, including works of demolition or preparation prior to operations, or internal painting or fitting out, shall take place before the hours of 0730 nor after 1800 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays nor on Sundays or recognised public or bank holidays, unless otherwise agreed in writing by the Local Planning Authority.

           

REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.

 

9          No deliveries of construction materials or plant and machinery and no removal of any spoil from the site shall take place before the hours of 0730 nor after 1800 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays nor on Sundays or recognised public or bank holidays, unless otherwise agreed in writing by the Local Planning Authority.

           

REASON:  To protect the amenities of the occupiers of nearby properties during the construction period and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.

 

10        No development including works of demolition shall take place until a site specific Construction Environmental Management Plan has been submitted to and been approved in writing by the Local Planning Authority. The plan must demonstrate the adoption and use of the best practicable means to reduce the effects of noise, vibration, dust and site lighting. The plan should include, but not be limited to:

                                   

·           Procedures for maintaining good public relations including complaint management, public consultation and liaison;         

·           Arrangements for liaison with the Council's Environmental Protection Team;  

·           All works and ancillary operations which are audible at the site boundary, or at such other place as may be agreed with the Local Planning Authority, shall be carried out only between the following hours: 0730 Hours and 18 00 Hours on Mondays to Fridays and 08 00 and 13 00 Hours on Saturdays and; at no time on Sundays and public / Bank Holidays;

·           Deliveries to and removal of plant, equipment, machinery and waste from the site must only take place within the permitted hours detailed above.          

·           Mitigation measures as defined in BS 5528: Parts 1 and 2:2009 Noise and Vibration Control on Construction and Open Sites shall be used to minimise noise disturbance from construction works.        

·           Procedures for emergency deviation of the agreed working hours;       

·           BDBC encourages all contractors to be 'Considerate Contractors' when working in the Borough by being aware of the needs of neighbours and the environment;     

·           Control measures for dust and other air-borne pollutants;

·           Measures for controlling the use of site lighting whether required for safe working or for security purposes.       

 

            The development shall be carried out in accordance with the approved details.

           

            REASON: In the interests of residential amenity and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.

 

11        No construction works pursuant to this permission shall commence until there has been submitted to and approved in writing by the Local Planning Authority:-

           

            (a)       a site investigation report documenting the ground conditions of the site and incorporating chemical and gas analysis identified as being appropriate by the desk study (Ref: GE17132-DSR-AUG18) and in accordance with BS10175:2011- Investigation of Potentially Contaminated Sites - Code of Practice;      

                       

            and, unless otherwise agreed in writing by the Local Planning Authority,    

                       

            (b)       a detailed scheme for remedial works and measures to be undertaken to avoid risk from contaminants/or gases when the site is developed. The scheme must include a timetable of works and site management procedures and the nomination of a competent person to oversee the implementation of the works. The scheme must ensure that the site will not qualify as contaminated land under Part IIA of the Environmental Protection Act 1990 and if necessary proposals for future maintenance and monitoring. 

                       

            The development shall be carried out in accordance with approved remedial works and measures.  If during any works contamination is encountered which has not been previously identified it should be reported immediately to the Local Planning Authority. The additional contamination shall be fully assessed and an appropriate remediation scheme, agreed in writing with the Local Planning Authority.  This must be conducted in accordance with DEFRA and the Environment Agency's 'Model Procedures for the Management of Land Contamination, CLR11'.    

           

REASON:  Details are required prior to the construction of the development in the absence of accompanying the planning application and to ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance with Policy EM12 of the Basingstoke and Deane Local Plan 2011-2029.

 

12        The development hereby permitted shall not be occupied/brought into use until there has been submitted to the Local Planning Authority verification by the competent person approved under the provisions of condition 11(b) that any remediation scheme required and approved under the provisions of condition 11(b) has been implemented fully in accordance with the approved details (unless varied with the written agreement of the Local Planning Authority in advance of implementation). Unless otherwise agreed in writing by the Local Planning Authority such verification shall comprise;     

                       

·           as built drawings of the implemented scheme;       

·           photographs of the remediation works in progress;           

·           Certificates demonstrating that imported and/or material left in situ is free of contamination. 

                       

            Thereafter the scheme shall be monitored and maintained in accordance with the scheme approved under condition 11(b).  

           

REASON: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance Policy EM12 of the Basingstoke and Deane Local Plan 2011-2029

 

13        No infiltration of surface water drainage into the ground is permitted other than with the written consent of the Local Planning Authority in consultation with the Environment Agency. The development shall be carried out in accordance with the approved details.    

           

REASON:  To ensure that the development is not put at unacceptable risk from, or adversely affected by, unacceptable levels water pollution caused by mobilised contaminants in line with paragraph 170 of the National Planning Policy Framework and Policy EM12 of the Basingstoke and Deane Local Plan 2011-2029.

 

14        Piling and using penetrative methods shall not be carried out other than with the written consent of the Local Planning Authority in consultation with the Environment Agency. The development shall be carried out in accordance with the approved details.

           

REASON:  To ensure that the potential piling at the proposed development does not harm groundwater resources in line with paragraph 170 of the National Planning Policy Framework and in accordance with Policy EM12 of the Basingstoke and Deane Local Plan 2011-2029.

 

15        No development above slab level shall take place pursuant to the construction of the proposed development until building specific Construction Statements detailing how the new buildings shall meet the BREEAM 'excellent' standards for water consumption have been submitted to and approved in writing by the Local Planning Authority, unless it can be demonstration that this requirement for sustainable water use cannot be achieved on technical or viability grounds.  The development shall be carried out in accordance with the approved details and maintained thereafter.

           

            REASON:  In the absence of details being submitted to accompany the planning application, details are required to ensure that the development delivers a level of sustainable water use in accordance with Policy EM9 of the Basingstoke and Deane Local Plan 2011-2029.

 

 Informative(s):-

 

1.         1.1 The applicant's attention is drawn to the fact that the above conditions (if any), must be complied with in full, failure to do so may result in enforcement action being instigated.

        

            1.2  This permission may contain pre-commencement conditions which require specific matters to be submitted and approved in writing by the Local Planning Authority before a specified stage in the development occurs.  This means that a lawful commencement of the approved development CANNOT be made until the particular requirements of the pre-commencement conditions have been met.

        

         1.3  The applicant's attention is drawn to the fact that the Local Planning Authority has a period of up to eight weeks to determine details submitted in respect of a condition or limitation attached to a grant of planning permission.  It is likely that in most cases the determination period will be shorter than eight weeks, however, the applicant is advised to schedule this time period into any programme of works.  A fee will be required for requests for discharge of any consent, agreement, or approval required by a planning condition.  The fee chargeable is £116 or £34 where the related permission was for extending or altering a dwelling house or other development in the curtilage of a dwelling house.  A fee is payable for each submission made regardless of the number of conditions for which approval is sought.  Requests must be made using the standard application form (available online) or set out in writing clearly identifying the relevant planning application and condition(s) which they are seeking approval for.

 

2.         In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-

        

·           seeking further information following receipt of the application;

·           considering the imposition of conditions.

 

            In this instance:

 

·           the applicant was updated of any issues after the initial site visit.

 

         In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.

 

3.         The applicant is reminded that this approval does not give any indication of any consent necessary under the Town and Country Planning (Control of Advertisements) Regulations 1992 which may or may not be required nor any indication that such consent will be forthcoming.

 

4.         If this development will result in new postal addresses or changes in addresses, please contact the council's Street Naming and Numbering team on 01256 845539 or email shirley.brewer@basingstoke.gov.uk to commence the process. Details can be found on the council's website.

 

5. Application – 18/03019/FUL:Demolition of existing dwelling, erection of 2 no. 4 bed and 2 no. 3 bed dwellings with associated amenity space and parking, and creation of 2 no. vehicle access points Site: 4 Pardown Oakley RG23 7DY

The Committee considered the report set out on pages 178 to 214 of the agenda together with the further material set out on the addendum sheet and other matters discussed at the meeting.

The Committee discussed the proposed application and considered it a more favourable proposal and an improvement to the previous refused application number 17/02878/FUL. 

It was recognised that a previous concern had been minimised as the site would be levelled and the roof pitches reduced to prevent overlooking to neighbouring properties.

 

RESOLVEDthat:  the application be APPROVED subject to the conditionsbelow and for the following reasons

 

Reasons for Approval

 

1             The application site is located within the Oakley and Deane Settlement Policy Boundary wherein the principle of residential development is acceptable. The site is also previously developed land and would encourage the effective use of land by re-using land that is not of high environmental value. The proposal would therefore comply with Sections 2 and 11 of the National Planning Policy Framework (February 2019) and Policies SD1 and SS1 of the Basingstoke and Deane Local Plan 2011 - 2029.

 

2             The development would provide for an appropriate layout, scale, mass and design which would integrate with its surroundings and the semi-rural character of the area. The development would have due regard to the character and appearance of the area and would not result in harm to the visual amenity of the Pardown streetscene. The proposal would therefore comply with the National Planning Policy Framework (February 2019); Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policies 9, 10 and 13 of the Oakley and Deane Neighbourhood Plan 2011-2029.

 

3             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 (February 2019); Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and the Parking Supplementary Planning Document (2018).

 

4             The proposal would not result in any adverse harm to the amenities of neighbouring properties. The proposal would therefore accord with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.

 

5             The proposed development would provide an appropriate mix of housing and as such the proposal would comply with Policy CN3 of the Basingstoke and Deane Local Plan 2011-2029.

 

subject to the following conditions and informatives:-

 

Conditions

 

1          The development hereby permitted shall be carried out in accordance with the following approved plans:      

                       

            943 PL01 Location and Site Plan

            943 PL03 Rev B Proposed Site Plan      

            943 PL04 Plot 4(Type A) Floor Plans     

            943 PL05 Rev A Plot 4 (Type A) Elevations      

            943 PL06 Plot 3 (Type B) Floor Plans    

            943 PL07 Rev A Plot 3 (Type B) Elevations      

            943 PL08 Plot 2 (Type C) Floor Plans    

            943 PL09 Rev A Plot 2 (Type C) Elevations      

            943 PL10 Plot 1 (Type D) Floor Plans    

            943 PL11 Plot 1 (Type D) Elevations      

            943 PL14 Rev A Section/Levels  

            943 PL15 Rev A Section/Levels  

                       

            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 91 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.

 

3          No development above ground floor slab level shall commence until details of the types and colours of external materials and finishes to be used, including, fenestration/openings, colour of mortar, together with samples (where appropriate), have been submitted to and approved in writing by the Local Planning Authority.  The development shall be carried out and thereafter maintained in accordance with the details so approved.   

           

REASON:  Details are required because insufficient information has been submitted with the application in this regard, in the interests of the visual amenities of the area and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.

 

4          No hard landscaping works shall commence on site until details of the materials to be used for hard and paved surfacing have been submitted to and approved in writing by the Local Planning Authority. The approved surfacing shall be completed before the adjoining buildings are first occupied and thereafter maintained.    

           

REASON:  Details are required in the absence of accompanying the application and in the interests of visual amenity and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.

 

5          Prior to installation a plan indicating the positions, design, materials and type of screen walls/fences/hedges to be erected, shall be submitted to and approved in writing by the Local Planning Authority. The approved screen walls/fences/hedges shall be erected/planted before the dwellings hereby approved are first occupied and shall subsequently be maintained as approved. Any trees or plants which, within a period of 5 years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species.      

           

REASON:  Details are required in the interests of the amenities of the area and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.

 

6          The development hereby approved shall not be occupied until there has been submitted to and approved in writing by the Local Planning Authority a scheme of landscaping which shall specify species, planting sizes, spacing and numbers of trees/shrubs to be planted (including replacement trees where appropriate).  The works approved shall be carried out in the first planting and seeding seasons following the first occupation of the building(s) or when the use hereby permitted is commenced.  In addition, a maintenance programme detailing all operations to be carried out in order to allow successful establishment of planting, shall be submitted to and approved in writing by the Local Planning Authority before development commences.  Any trees or plants which, within a period of 5 years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species.         

 

            REASON:  Details are required in the absence of accompanying the application in order to improve the appearance of the site in the interests of visual amenity in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.

 

7          No development including site clearance, demolition, ground preparation, temporary access construction/widening, material storage or construction works shall commence until a detailed Arboricultural Method Statement, prepared in accordance with BS5837:2102 Trees in Relation to Design, Demolition and Construction, has been submitted to and approved in writing by the Local Planning Authority. The statement shall outline how trees will be protected during the development and shall include a tree protection plan. No development or other operations shall take place other than in complete accordance with the approved method statement.  

           

REASON:  Details are required prior to commencement of the development to ensure that reasonable measures are taken to safeguard trees in the interests of local amenity and the enhancement of the development itself, in accordance with the National Planning Policy Framework (February 2019) and Policy EM1 of the Basingstoke and Deane Local Plan 2011- 2029.

 

8          Prior to commencement of development (including the demolition of the existing building) a Wildlife Enhancement and Mitigation Plan in line with recommendations and procedures contained within Chapter 4 Assessment and Mitigation of the Updated Ecological Appraisal by ECUS dated December 2018 shall be submitted to and approved in writing by the Local Planning Authority. This plan shall include working method statements regarding dormice, bats, reptiles, hedgehogs and breeding birds. The development shall be carried out in accordance with the approved details.    

           

REASON:  In order to avoid adverse impacts on any site populations of these species in line with the Conservation of Habitats and Species Regulations 2017 and The Wildlife and Countryside Act 1981 in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.

 

9          Prior to commencement of development (including the demolition of the existing building) a Habitat Enhancement Plan shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out and thereafter maintained in accordance with the details so approved.           

           

REASON:   Details are required as insufficient information was provided with the application and to help protect and enhance the biodiversity of the area in the long-term, in accordance with Paragraph 170d of the National Planning Policy Framework (February 2019) and Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.

 

10        Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) (England) Order 2015 (or any Order revoking or re-enacting that Order with or without modification) no works shall take place on-site (including demolition) until details of the means of closure (stopping up) of the existing vehicular access have been submitted to and approved in writing by the Local Planning Authority. The approved closure (stopping up) of the existing access shall be fully implemented prior to commencement of the development, and shall be thereafter retained in accordance with the approved details.  

           

REASON:  These details are required prior to commencement because insufficient information is contained within this submission in the interests of highway safety and in accordance with Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029.

 

11        Prior to the commencement of the development hereby approved (including demolition of the existing building) the two site accesses shall be constructed in accordance with the approved plans and in consultation with the Local Highway Authority through a Section 278 agreement. The visibility splays of the two approved accesses shall be provided in full accordance with the approved details, and which are indicated on the plan (Dwg. No. 4PRO/18/01A). The splays shall hereafter be maintained free from any obstruction exceeding 0.6 metres above the level of the adjacent highway carriageway. 

           

REASON:   To provide satisfactory access in the interests of highway safety and in accordance with Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029.

 

12        Notwithstanding the provision 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 new vehicular or pedestrian access shall be formed to the site.            

           

REASON:  In the interests of highway safety and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.

 

13        No dwelling shall be occupied until the parking facilities have been laid out in accordance with the approved plan (Dwg. No. 943 PL03 Rev B), and sufficient turning areas provided so that vehicles may enter and leave the site in forward gear and these spaces shall be thereafter retained and shall not be used for any purposes other than the turning, manoeuvring, loading, unloading and parking of vehicles and bicycles.

           

REASON:   To ensure the permanent availability of sufficient parking and manoeuvring area within the development in the interests of highway safety and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.

 

14        Notwithstanding the details shown on the approved plans, the development hereby permitted shall not be occupied until secure cycle parking facilities for 2 long and 1 short stay places per three bedroomed dwelling and 3 long and 1 short stay place per four bedroomed dwellings have been provided in accordance with detailed drawings to be submitted to and approved in writing by the Local Planning Authority. Such drawings shall show the position, design, materials and finishes thereof.  The approved secure cycle storage shall be constructed and fully implemented before occupation of the dwellings, and thereafter maintained in accordance with the approved details.   

REASON:   Details are required in the absence of accompanying the application to ensure provision is made for cyclists and to discourage the use of the private car wherever possible and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and the Parking Supplementary Planning Document (2018).

 

15        No part of the development shall be occupied until refuse storage and collection facilities have been provided in accordance with detailed drawings to be submitted to and approved in writing by the Local Planning Authority. Such drawings shall show the position, design, materials and finishes thereof.  Development shall be carried out, and thereafter maintained, in accordance with the approved details.           

           

REASON:   Details are required in the absence of accompanying the application to ensure that the storage and collection of refuse does not harm highway safety or impact detrimentally upon the amenities of the site in accordance with Policies CN9, EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and the Design and Sustainability Supplementary Planning Document (2018).      

             

16        No development shall take place (including any works of demolition) until a Construction Method Statement  with details, schedules and drawings that demonstrates safe and coordinated systems of work affecting or likely to affect the public highway and or all motorised and or non-motorised highway users, has been submitted to, and approved in writing by, the Local Planning Authority. The approved Statement shall be adhered to throughout the construction period.         

                       

            The Statement shall include for:  

                       

            i.     compliance with The Construction (Design and Management) Regulations 2015 and in particular Part 3 Regulation 8 General duties, whereby construction must be undertaken 'in a manner that secures the health and safety of any person affected by the project.' 

            ii.    the parking and turning of vehicles of site operatives and visitors off carriageway (all to be established within one week of the commencement of development);    

            iii.   loading and unloading of plant and materials away from the maintainable public highway;      

            iv.   storage of plant and materials used in constructing the development away from the maintainable public highway;       

            v.    wheel washing facilities or an explanation why they are not necessary;

            vi.   measures to control the emission of dust and dirt during construction;

            vii.  a scheme for recycling and disposing of waste resulting from construction work; and

            viii. the management and coordination of deliveries of plant and materials and the disposing of waste resulting from construction activities so as to avoid undue interference with the operation of the public highway, particularly during the Monday to Friday AM peak (08.00 to 09.00) and PM peak (16.30 to 18.00) periods.  

 

            REASON:  Details are required prior to commencement in the absence of accompanying the application and to ensure that the construction process is undertaken in a safe and convenient manner that limits impacts on local roads and the amenities of nearby occupiers, the area generally and in the interests of highway safety and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.

 

17        No work relating to the construction of the development hereby approved, including works of demolition or preparation prior to operations, or internal painting or fitting out, shall take place before the hours of 0730 nor after 1800 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays nor on Sundays or recognised public or bank holidays.     

           

REASON:  To protect the amenities of the occupiers of nearby properties during the construction period and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.

 

18        No deliveries of construction materials or plant and machinery and no removal of any spoil from the site, shall take place before the hours of 0730 nor after 1800 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays nor on Sundays or recognised public or bank holidays.         

           

REASON:  To protect the amenities of the occupiers of nearby properties during the construction period and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.

 

19        With the exception of the demolition of existing buildings and removal of existing hardstanding and any underground infrastructure, no works pursuant to this permission shall commence until there has been submitted to and approved in writing by the Local Planning Authority:-     

                       

            (a) a site investigation report documenting the ground conditions of the site and incorporating chemical and gas analysis identified as being appropriate by the desk study in accordance with BS10175:2011- Investigation of Potentially Contaminated Sites - Code of Practice; and           

                       

            and, unless otherwise agreed in writing by the Local Planning Authority,    

                       

            (b)  a detailed scheme for remedial works and measures to be undertaken to avoid risk from contaminants/or gases when the site is developed.  The scheme must include a timetable of works and site management procedures and the nomination of a competent person to oversee the implementation of the works.  The scheme must ensure that the site will not qualify as contaminated land under Part IIA of the Environmental Protection Act 1990 and if necessary proposals for future maintenance and monitoring. The development shall be carried out in accordance with any approved remediation scheme.  

                       

            If during any works contamination is encountered which has not been previously identified it should be reported immediately to the Local Planning Authority.  The additional contamination shall be fully assessed and an appropriate remediation scheme, agreed in writing with the Local Planning Authority. This must be conducted in accordance with DEFRA and the Environment Agency's 'Model Procedures for the Management of Land Contamination, CLR11'.    

           

REASON:  To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance with Policy EM12 of the Basingstoke and Deane Local Plan 2011-2029.

 

20        The development hereby permitted shall not be occupied/brought into use until there has been submitted to the Local Planning Authority verification by the competent person approved under the provisions of condition 19(b) that any remediation scheme required and approved under the provisions of condition 19(b) has been implemented fully in accordance with the approved details in advance of implementation.  Such verification shall comprise;           

                       

            - as built drawings of the implemented scheme;

            - photographs of the remediation works in progress;    

                       

            Certificates demonstrating that imported and/or material left in situ is free of contamination.           

                       

            Thereafter the scheme shall be monitored and maintained in accordance with the scheme approved under condition 19(b).  

           

REASON:  To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance Policy EM12 of the Basingstoke and Deane Local Plan 2011-2029.

 

21        The bathroom/en-suite windows at first floor level of Plots 2 and 4 and the stairway windows within the north elevation of Plot 1 and the south elevation of Plot 3 of the development hereby permitted shall be glazed with obscured glass, precise details of which, together with details of any means of opening, shall be submitted to and approved in writing by the Local Planning Authority before installation. The development shall be carried out in accordance with the approved details and shall be permanently maintained in that condition. 

REASON:   Details are required in the absence of accompanying the application to protect the privacy of the adjacent properties and to prevent overlooking, in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.

 

22        Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking and re-enacting that Order with or without modification) no additional openings shall be inserted in the north or south elevations of any of the dwellings hereby approved without the prior permission of the Local Planning Authority on an application made for the purpose.   

           

REASON:  To protect the amenity and privacy of the occupiers of adjoining properties in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.

 

23        Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking and re-enacting that Order with or without modification) no building, structure or other alteration permitted by Classes A to F of Part 1 and Class A of Part 2 of Schedule 2 of the Order shall be erected on the application site without the prior written permission of the Local Planning Authority on an application made for that purpose.

 

            REASON:  To prevent the overdevelopment of the site in the interests of the amenity of the area; to protect the privacy of neighbouring amenities; to ensure that the development does not impinge upon the free flow and safety of the highway network and to ensure that development is carried out in a way which would not undermine the design merits achieved by the development in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.

 

24        The development herby approved shall not be occupied until a Construction Statement detailing how the new homes shall meet a water efficiency standard of 110 litres or less per person per day has been submitted to and approved in writing by the Local Planning Authority, unless otherwise agreed in writing with the Local Planning Authority through a demonstration that this requirement for sustainable water use cannot be achieved on technical or viability grounds. The development shall be carried out in accordance with the approved details.     

           

REASON:  In the absence of such details being provided within the planning submission, details are required to ensure that the development delivers a level of sustainable water use in accordance with Policy EM9 of the Basingstoke and Deane Local Plan 2011-2029.

 

25        A minimum of 15% of the dwellings hereby approved shall be built to accessible and adaptable standards to enable people to stay in their homes as their needs change. No development above ground level (excluding demolition) shall commence on site until details of which properties are to be built to such standards are submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.     

           

REASON:   Details are required in the absence of accompanying the planning submission and to ensure an appropriate co-ordinated high quality form of development and to accord with Policy CN3 of the Basingstoke and Deane Local Plan 2011-2029 and Housing Supplementary Planning Document.

 

Informative(s):-

 

1.         1.1  The applicant's attention is drawn to the fact that the above conditions (if any), must be complied with in full, failure to do so may result in enforcement action being instigated. 

 

1.2  This permission may contain pre-commencement conditions which require specific matters to be submitted and approved in writing by the Local Planning Authority before a specified stage in the development occurs.  This means that a lawful commencement of the approved development CANNOT be made until the particular requirements of the pre-commencement conditions have been met. 

 

1.3  The applicant's attention is drawn to the fact that the Local Planning Authority has a period of up to eight weeks to determine details submitted in respect of a condition or limitation attached to a grant of planning permission.  It is likely that in most cases the determination period will be shorter than eight weeks, however, the applicant is advised to schedule this time period into any programme of works.  A fee will be required for requests for discharge of any consent, agreement, or approval required by a planning condition.  The fee chargeable is £116 or £34 where the related permission was for extending or altering a dwelling house or other development in the curtilage of a dwelling house.  A fee is payable for each submission made regardless of the number of conditions for which approval is sought.  Requests must be made using the standard application form (available online) or set out in writing clearly identifying the relevant planning application and condition(s) which they are seeking approval for.

 

2.         In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-

        

·           proactively offering a pre-application advice (in accordance with paragraphs 39 - 46);

·           seeking further information following receipt of the application;

·           seeking amendments to the proposed development following receipt of the application;

·           considering the imposition of conditions and or the completion of a s.106 legal agreement (in accordance with paragraphs 54-57).

 

         In this instance:

 

·           the applicant was updated of any issues after the initial site visit;

·           additional information was sought from the applicant following receipt of the application;

·           amended plans were accepted during the course of the application.

      

            In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.

 

3.         If this development will result in new postal addresses or changes in addresses, please contact the Council's Street Naming and Numbering team on 01256 845539 or email shirley.brewer@basingstoke.gov.uk to commence the process. Details can also be found on the Council's website.

 

4.         Shrub clearance should be undertaken outside of bird nesting season (March to August inclusive) if at all possible in order to avoid impact on nesting birds protected under the Wildlife and Countryside Act 1981. Should clearance be required during nesting season then the site should first be surveyed by a suitably qualified ecologist for signs of nesting and if any area found works should cease in that area until nesting has been completed and fledglings have left the nest.

 

5.         The Applicant is advised that in relation to condition 25 accessibility and adaptability standards are achieved by meeting requirement M4(2) or M4(3) of the Building Regulations 2015 or any subsequent government standard.

 

6.         The Council encourages all contractors to be 'Considerate Contractors' when working in the Borough by being aware of the needs of neighbours and the environment.

 

7.         This Decision Notice must be read in conjunction with a Highways Agreement completed under the terms of Section 278 of the Highways Act 1980 (as amended).  You are advised to satisfy yourself that you have all the relevant documentation.

8.         The development hereby approved results in the requirement to make payments to the Council as part of the Community Infrastructure Levy (CIL) procedure.  A Liability Notice setting out further details and including the amount of CIL payable will be sent out separately from this Decision Notice.  You are advised to read the Liability Notice and ensure that a Commencement Notice is submitted to the Council prior to the commencement of development.  Failure to submit the Commencement Notice prior to the commencement of development will result in the loss of any exemptions claimed; the loss of any right to pay by instalments; and additional costs to you in the form of surcharges.  Further details can be viewed at https://www.basingstoke.gov.uk/community-infrastructure-levy

 

9.         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.

 

6. Application – 18/03500/FUL: Erection of rear extensions to provide ancillary retail floorspace and 4 no. residential units (net increase of 2 units) following the demolition of existing single storey extension and outbuildings. Reconfiguration of rear dormer window with pitched roof. Site: 6 Rectory Road Oakley Hampshire

The Committee considered the report set out on pages 215 to 241 of the agenda together with the further material set out on the addendum sheet and other matters discussed at the meeting.

The Committee discussed the proposed application and agreed that the applicant had taken into consideration the reasons for refusal in respect of the previous application number 16/0382/FUL and made relevant improvements to this proposal.

 

Members felt that the commercial units had been carefully designed and sympathetic within a residential area and would have no detrimental impact on the street scene.

 

The only concern raised was the adequate screening of the waste and recycling bin storage.

 

RESOLVED that:  the application be APPROVED subject to the conditionsbelow and for the following reasons

 

Reasons for Approval

 

1             The proposed development is appropriate in design terms and would neither dominate or compete with the host building and as such complies with the National Planning Policy Framework (February 2019); Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029; and the Design and Sustainability Supplementary Planning Document.

 

2             The proposed development preserves and/or enhances the character of the Oakley Conservation Area and as such complies with the National Planning Policy Framework (February 2019) and Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029.

 

3             The proposed development would be of an appropriate design and relate to surrounding development in a sympathetic manner and as such complies with the National Planning Policy Framework (February 2019) and Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.

 

4             The proposed development would not result in any undue loss of privacy or cause undue overlooking, overshadowing, or overbearing impacts to existing neighbouring properties and as such would comply with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029

 

5             The development would provide adequate parking provision in accordance with highway requirements and would not cause an adverse impact on highway safety.  As such the proposal complies with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.

 

6             The proposal would conserve the biodiversity value and nature conservation interests of the site and as such the proposal would comply with the National Planning Policy Framework (February 2019) and Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.

 

7             The application site is within a Settlement Policy Boundary as defined within the Basingstoke and Deane Local Plan 2011-2029.   The proposal would represent a sustainable form of development that would contribute towards the supply of housing and retention of an employment use within the Borough.  The proposal would therefore accord with the provisions of the National Planning Policy Framework and Policies SS1 and EP2 of the Basingstoke and Deane Local Plan 2011-2029.

 

subject to the following conditions and informatives:-

 

Conditions

 

1          The development hereby permitted shall be carried out in accordance with the following approved plans:      

                       

            Site Location plan scale 1:1250   

            Proposed plans and elevations Scale (Drawing 1844.107E) 

                       

            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 91 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.

 

3          No development above slab level shall commence on site until details of the types and colours of external materials to be used, including colour of mortar, together with samples, have been submitted to and approved in writing by the Local Planning Authority.  The development shall be carried out and thereafter maintained in accordance with the details so approved.     

           

REASON:   Details are required because insufficient information has been submitted with the application in this regard, in the interests of the visual amenities of the area and to ensure preservation of the character and appearance of the conservation area, in accordance with the National Planning Policy Framework (February 2019) and Policies EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029.

 

4          No related development above slab level shall commence on site until full working details of all new and modified dormers, rooflights, windows and external doors to be incorporated in the scheme have been submitted to and approved in writing by the Local Planning Authority. Details shall include annotated elevations, sections and plans which are referenced to the approved plans. These details shall illustrate the nature of materials and finishes, framing members, glazing, glazing units, glazing bars, means of achieving background ventilation, and methods of opening. They shall also include details of modifications to existing openings and shall clearly show the nature and relationship of new and retained/modified elements of construction. Details shall be at a minimum scale of 1:20 and 1:5. The works shall be carried out and thereafter maintained in accordance with the details so approved. 

           

REASON:   Details are required because insufficient detail was submitted with the application, to ensure preservation of the of the character and appearance of the conservation area in accordance with the guidance contained within Section 16 of the National Planning Policy Framework (February 2019) and Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029.

 

5          The development shall be undertaken in accordance with the Recommendations and 4.3 Provisional Mitigation Proposals of the Updated Daylight Bat Survey by John Wenman dated 12/2018. This is to include the undertaking of at least 2 bat emergence surveys between May and September 2019.  Should the survey work show that crevice roosting bats are present, an application for a European Protected Species Licence or Bat Mitigation Class Licence shall be sought before work affecting roosting sites commences.   Should any change in mitigation be required due to further survey work this further information shall be supplied to the Local Planning Authority prior to works taking place and the development be carried out in accordance with the approved details.   

           

REASON:  : In order to meet with derogation test 3 of the Conservation of Habitats and Species Regulations 2017 which states that actions "will not be detrimental to the maintenance of the population of the species concerned at a favourable conservation status in their natural range". It is also required to meet Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 and Policy 10 of the Oakley and Deane Neighbourhood Plan 2011-2029.

 

6          The development hereby permitted shall not be occupied or the approved use commence, whichever is the sooner, until provision for the parking, turning (enter, turn and leave in a forward gear), manoeuvring, loading and unloading of 12 vehicles (8 retail and 4 residential), including an unobstructed pedestrian access (minimum width 0.9 metres) to the primary entrances of the properties, have been constructed, surfaced and marked out in accordance with the approved plans (Drg 1844.107.E) and the areas of land so provided shall be thereafter retained and maintained and shall not be used for any purposes other than the loading, unloading and parking of vehicles.

           

REASON:   To ensure adequate on site car parking provision for the approved development, in accordance Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029.

 

7          No development, including demolition, shall start on site until a construction method statement has been submitted to and approved in writing by the Planning Authority, which shall include:

                       

            (a) A programme of and phasing of demolition (if any) and construction work;       

            (b) The provision of long-term facilities for contractor parking;           

            (c) The arrangements for deliveries associated with all construction works;

            (d) Methods and phasing of construction works;           

            (e) Access and egress for plant and machinery;           

            (f) Protection of pedestrian routes during construction; and   

            (g) Location of temporary site buildings, compounds, construction material, and plant storage areas;

                       

            Demolition and construction work shall only take place in accordance with the approved method statement.  

           

REASON:   Details are required pre-commencement because insufficient detail was submitted with the application, in order that the Local Planning Authority can properly consider the effect of the works on the amenity of the locality and in the interests of highway safety, in accordance Policies EM10, EM12 and CN9 of the Basingstoke and Deane Local Plan 2011-2029.

 

8          No development above slab level shall commence on site until details of a scheme for insulating the new buildings/uses hereby approved against internally generated noise has been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details and shall be fully completed before the new residential units are first occupied or the use commences and shall be thereafter maintained.        

           

REASON:   Details are required because insufficient information was submitted with the application, to ensure that acceptable noise levels within the dwellings are not exceeded in the interests of residential amenity and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.

 

9          No work relating to the construction of the development hereby approved, including works of demolition or preparation prior to operations, or internal painting or fitting out, shall take place before the hours of 0730 nor after 1800 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays nor on Sundays or recognised public or bank holidays.     

           

REASON:  To protect the amenities of the occupiers of nearby properties during the construction period and in accordance Policy EM12 of the Basingstoke and Deane Local Plan 2011-2029.

 

10        No deliveries of construction materials or plant and machinery and no removal of any spoil from the site shall take place before the hours of 0730 nor after 1800 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays nor on Sundays or recognised public or bank holidays.         

           

REASON:  To protect the amenities of the occupiers of nearby properties during the construction period and in accordance Policy EM12 of the Basingstoke and Deane Local Plan 2011-2029.

 

11        The bathroom rooflight on the western elevation of the new extension shall be glazed with obscured glass.  Once installed the rooflight shall be permanently maintained in that condition.     

           

REASON:   To protect the privacy of the adjacent property and to prevent overlooking, in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.

 

12        No development above slab level shall commence on site until details of the bin store and cycle store have been submitted to and approved in writing by the Local Planning Authority. The approved details shall be completed before the buildings are first occupied and thereafter maintained.        

           

REASON:   Details are required because insufficient information has been submitted with the application in this regard, in the interests of visual amenity and highway safety in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029.

 

13        No development above slab level commence on-site until details of a scheme for the storage (prior to disposal) and collection of refuse and recycling, provided within the curtilage of the site, for 1 Nos residential 4-wheeled refuse Eurobin, 1 Nos retail 4-wheeled refuse Eurobin and 1 Nos shared 4-wheel recycling Eurobin, have been submitted to and approved in writing by the Local Planning Authority.  The approved details shall be fully implemented before occupation or the approved use commences, whichever is the sooner, and shall be thereafter retained and maintained.        

           

REASON:   Details are required because the details are absent from the application and in the interests of general amenity, to ensure convenience of arrangements for refuse and recycling storage and collection and to ensure that no obstruction is caused on the adjoining highway, in the interest of highway safety and in accordance with Policy CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.

 

14        No development above slab level shall commence on site until a Construction Statement detailing how the new residential units shall meet a water efficiency standard of 110 litres or less per person per day unless otherwise agreed in writing with the Local Planning Authority through a demonstration that this requirement for sustainable water use cannot be achieved on technical or viability grounds. The development shall be carried out in accordance with the approved details.          

 

            REASON:  In the absence of such details being provided within the planning submission, details are required to ensure that the development delivers a level of sustainable water use in accordance with Policy EM9 of the Basingstoke and Deane Local Plan 2011-2029.

 

15        A minimum of 15% of the properties shall be built to accessible and adaptable standards to enable people to stay in their homes as their needs change.  No development above ground floor slab level shall commence on site until details of which property is to be built to such standards are submitted to and approved in writing by the Local Planning Authority.  Development shall be carried out in accordance with the approved details.

           

REASON:   To ensure an appropriate high quality form of development and to accord with Policy CN3 of the Basingstoke and Deane Local Plan 2011-2029.  Details are required in the absence of being provided to accompany the planning submission.

 

16        Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking and re-enacting that Order with or without modification) no additional openings shall be inserted in the northern, eastern and western roofslopes of the new extension hereby approved without the prior permission of the Local Planning Authority on an application made for that purpose.   

 

            REASON:   To protect the amenity and privacy of the occupiers of adjoining property in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.

 

Informative(s):-

 

1.         1.1 The applicant's attention is drawn to the fact that the above conditions (if any), must be complied with in full, failure to do so may result in enforcement action being instigated. 

 

1.2  This permission may contain pre-commencement conditions which require specific matters to be submitted and approved in writing by the Local Planning Authority before a specified stage in the development occurs.  This means that a lawful commencement of the approved development CANNOT be made until the particular requirements of the pre-commencement conditions have been met. 

 

1.3  The applicant's attention is drawn to the fact that the Local Planning Authority has a period of up to eight weeks to determine details submitted in respect of a condition or limitation attached to a grant of planning permission.  It is likely that in most cases the determination period will be shorter than eight weeks, however, the applicant is advised to schedule this time period into any programme of works.  A fee will be required for requests for discharge of any consent, agreement, or approval required by a planning condition.  The fee chargeable is £116 or £34 where the related permission was for extending or altering a dwelling house or other development in the curtilage of a dwelling house.  A fee is payable for each submission made regardless of the number of conditions for which approval is sought.  Requests must be made using the standard application form (available online) or set out in writing clearly identifying the relevant planning application and condition(s) which they are seeking approval for. 

 

2.            In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-

  

·           proactively offering a pre-application advice (in accordance with paragraphs 39 - 46);

·           seeking further information following receipt of the application;

·           seeking amendments to the proposed development following receipt of the application;

·           considering the imposition of conditions and or the completion of a s.106 legal agreement (in accordance with paragraphs 54-57).

 

         In this instance:

        

·           the applicant was updated of any issues after the initial site visit;

·           was provided with pre-application advice;

        

         In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.

          

 3.        The development hereby approved results in the requirement to make payments to the Council as part of the Community Infrastructure Levy (CIL) procedure.  A Liability Notice setting out further details and including the amount of CIL payable will be sent out separately from this Decision Notice.  You are advised to read the Liability Notice and ensure that a Commencement Notice is submitted to the Council prior to the commencement of development.  Failure to submit the Commencement Notice prior to the commencement of development will result in the loss of any exemptions claimed; the loss of any right to pay by instalments; and additional costs to you in the form of surcharges.  Further details can be viewed at https://www.basingstoke.gov.uk/community-infrastructure-levy .

 

 4.        If this development will result in new postal addresses or changes in addresses, please contact the council's Street Naming and Numbering team on 01256 845539 or email shirley.brewer@basingstoke.gov.uk to commence the process. Details can be found on the council's website.

 

 5.        The applicant is advised that any asbestos identified to be present on site shall be removed and disposed of by a licensed asbestos contactor in accordance with the Control of Asbestos Regulations 2012.

 

 6.        The applicant is advised that the proposed bin store to the rear of the site should be screened by landscaping.

 

7. Application – 19/00031/HSE: Replacement of front porch and replace with larger porch (Part retrospective) Site: 25 Pyotts Hill Old Basing Basingstoke Hampshire

The Committee considered the report set out on pages 242 to 251 of the agenda together with the further material set out on the addendum sheet and other matters discussed at the meeting.

The Committee discussed the proposed application and paid particular attention to the symmetry of the porch to the dwelling and the neighbouring property.  Members felt that the design and size would not be detrimental but would like the porch to be rendered and painted white to blend in with the existing dwelling.

 

Members thought that the proposed porch was not out of character with the street scene and would preserve the conservation area and comply with Local Plan Policy EM11.

 

RESOLVED that:  the application be APPROVED subject to the conditionsbelow and for the following reasons

 

Reasons for Approval

 

The proposed development is of a design and external appearance that would respect the character of the host property and its surroundings and would also preserve the character and appearance of the Old Basing and Lychpit Conservation Area in accordance with Policies EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029, Policies OB&L6 and 7 of the Old Basing & Lychpit Neighbourhood Plan (2015-2019) and the National Planning Policy Framework (February 2019).

 

subject to the following conditions and informatives:-

 

Conditions

 

1          The development hereby permitted shall be carried out in accordance with the following approved plans:      

                       

            - Location Plan, Site Layout Plan, Proposed Floor Plan and Elevations - Drawing No. AB/PLANS/01 - Revision B

                       

            REASON:  For the avoidance of doubt and in the interests of proper planning.

 

2          Prior to the construction of the roof to the development hereby permitted, details and samples of the material to be used shall be submitted to and approved in writing by the Local Planning Authority.  The development shall be carried out and thereafter maintained in accordance with the details so approved.           

           

REASON:  In the interests of visual amenity and in accordance with Policies EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029, Policies OB&L 6 and OB&L 7 of the Old Basing and Lychpit Neighbourhood Plan 2011-2029 and the National Planning Policy Framework (2019).

 

 Informative(s):-

 

1.         1.1 The applicant's attention is drawn to the fact that the above conditions (if any), must be complied with in full, failure to do so may result in enforcement action being instigated. 

 

1.2  This permission may contain pre-commencement conditions which require specific matters to be submitted and approved in writing by the Local Planning Authority before a specified stage in the development occurs.  This means that a lawful commencement of the approved development CANNOT be made until the particular requirements of the pre-commencement conditions have been met. 

 

1.3  The applicant's attention is drawn to the fact that the Local Planning Authority has a period of up to eight weeks to determine details submitted in respect of a condition or limitation attached to a grant of planning permission.  It is likely that in most cases the determination period will be shorter than eight weeks, however, the applicant is advised to schedule this time period into any programme of works.  A fee will be required for requests for discharge of any consent, agreement, or approval required by a planning condition.  The fee chargeable is £116 or £34 where the related permission was for extending or altering a dwelling house or other development in the curtilage of a dwelling house.  A fee is payable for each submission made regardless of the number of conditions for which approval is sought.  Requests must be made using the standard application form (available online) or set out in writing clearly identifying the relevant planning application and condition(s) which they are seeking approval for.

2.         In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-

        

·           considering the imposition of conditions and or the completion of a s.106 legal agreement (in accordance with paragraphs 54-57).

 

         In this instance:

        

·           the applicant was updated of any issues after the initial site visit.

        

         In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.

 

 

8. Application – 19/00362/FUL: Erection of rear conservatory.  Site: 40 Ruskin Close Basingstoke Hampshire RG21 3QH

The Committee considered the report set out on pages 252 to 258 and other matters discussed at the meeting.

 

RESOLVED that:  the application be APPROVED subject to the conditionsbelow and for the following reasons

 

Reasons for Approval

 

1             The proposed development would be of an appropriate design and would relate in a sympathetic manner to the street scene and character of the area and as such complies with the National Planning Policy Framework (February 2019), Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029 and the Design and Sustainability Supplementary Planning Document (2018).

 

2             The proposed development would not result in an undue loss of privacy or cause undue overlooking, overshadowing, overbearing or noise and disturbance impacts to the occupiers of neighbouring properties and as such complies with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.

 

subject to the following conditions and informatives:-

 

Conditions

 

1          The development hereby permitted shall be carried out in accordance with the following approved plans:      

                       

            Location Plan          

            Site Block Plan, Proposed Floor Plans and Elevations - Drawing No. 01/HARVEY/19     

                       

            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 91 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.

 

3          The materials to be used in the construction of the external surfaces of the development hereby permitted shall match, in type, colour and texture those on the approved plans and application forms.    

           

REASON:  In the interests of visual amenity and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.

 

 

Informative(s):-

 

1.            1.1 The applicant's attention is drawn to the fact that the above conditions (if any), must be complied with in full, failure to do so may result in enforcement action being instigated.

 

1.2     This permission may contain pre-commencement conditions which require specific matters to be submitted and approved in writing by the Local Planning Authority before a specified stage in the development occurs.  This means that a lawful commencement of the approved development CANNOT be made until the particular requirements of the pre-commencement conditions have been met.

 

1.3     The applicant's attention is drawn to the fact that the Local Planning Authority has a period of up to eight weeks to determine details submitted in respect of a condition or limitation attached to a grant of planning permission.  It is likely that in most cases the determination period will be shorter than eight weeks, however, the applicant is advised to schedule this time period into any programme of works.  A fee will be required for requests for discharge of any consent, agreement, or approval required by a planning condition.  The fee chargeable is £116 or £34 where the related permission was for extending or altering a dwelling house or other development in the curtilage of a dwelling house.  A fee is payable for each submission made regardless of the number of conditions for which approval is sought.  Requests must be made using the standard application form (available online) or set out in writing clearly identifying the relevant planning application and condition(s) which they are seeking approval for.

 

2.         In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-

        

·           proactively offering a pre-application advice (in accordance with paragraphs 39 - 46);

·           considering the imposition of conditions and or the completion of a s.106 legal agreement (in accordance with paragraphs 54-57).

 

In this instance:

 

·               was provided with pre-application advice;

·               the application was acceptable as submitted and no further assistance was required.

        

            In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.

          

9. Application – 19/00373/FUL External alterations to create new door openings from existing window openings, new roof lights and new enclosed and secure bin and cycle stores along with additional cycle and car parking spaces for visitors.  Site: The Upper Barn, Middle Barn And South Barn Minchens Court Minchens Lane Bramley

The Committee considered the report set out on pages 259 to 280 of the agenda together with the further material set out on the addendum sheet and other matters discussed at the meeting.

The Committee discussed the proposed application.

 

Members acknowledged the barns prior approval for the conversion of the building from Class B1 (office) to Class C3 (residential) under permitted development rights provided by Class the Town and Country Planning Order 2015 (as amended).  However, they expressed their disappointment and would have preferred the barn to have remained as Class B1.

 

The Committee concluded that the alterations would not be detrimental to the character and rural setting of Bramley.

 

RESOLVED that:  the application be APPROVED subject to the conditions below for the following reasons

 

Reasons for Approval

 

1             The proposed development would be of an appropriate design and would relate in a sympathetic manner to the rural 'barn-like' character of the host building and would not be significantly detrimental to the character and rural setting of Bramley, including important views to, and from within, the settlement.  As such the development complies with the National Planning Policy Framework (February 2019), Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029, the Design and Sustainability Supplementary Planning Document (2018) and Policies D1 and D2 of the Bramley Neighbourhood Development Plan 2011 - 2029.

 

2             The proposed development would not result in an undue loss of privacy or cause undue overlooking, overshadowing, overbearing or noise and disturbance impacts to the occupiers of neighbouring buildings and as such complies with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.

 

3             The development would not cause an adverse impact on highway safety nor result in any significant parking provision concerns and as such complies with the National Planning Policy Framework (February 2019), Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029 and the Parking Supplementary Planning Document (July 2018).

 

subject to the following conditions and informatives:-

 

Conditions

 

1          The development hereby permitted shall be carried out in accordance with the following approved plans:      

                       

            Site Location (Block Plan) - Drawing Number: 0001    

            Proposed Site Plan - Drawing Number: 0402    

            Proposed Ground Floor Plan - Drawing Number: 0420

            Proposed First Floor Plan - Drawing Number: 0421     

            Proposed Roof Plan - Drawing Number: 0423  

            Proposed Elevations 01 - Drawing Number: 0432        

            Proposed Elevations 02 - Drawing Number: 0433        

            Proposed Bin & Bike Store Plans & Elevations - Drawing Number: 0435    

                       

            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 materials to be used in the construction of the bin and cycle store of the development hereby permitted shall match, in type, colour and texture those on the approved plans.  

           

REASON:  In the interests of visual amenity and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policies D1 and D2 of the Bramley Neighbourhood Development Plan 2011 - 2029.

 

4          The materials to be used in the installation of the ground and first floor openings of the development hereby permitted shall match, in type, colour and texture to those on the existing building.     

           

REASON:  In the interests of visual amenity and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policies D1 and D2 of the Bramley Neighbourhood Development Plan 2011 - 2029.

 

5          The external frame colour of the new conservation rooflights shall match the colouring of the existing roof of the building.          

           

REASON:  In the interests of visual amenity and in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policies D1 and D2 of the Bramley Neighbourhood Development Plan 2011 - 2029.

 

Informative(s):-

 

1.         1.1 The applicant's attention is drawn to the fact that the above conditions (if any), must be complied with in full, failure to do so may result in enforcement action being instigated. 

 

1.2  This permission may contain pre-commencement conditions which require specific matters to be submitted and approved in writing by the Local Planning Authority before a specified stage in the development occurs.  This means that a lawful commencement of the approved development CANNOT be made until the particular requirements of the pre-commencement conditions have been met. 

 

1.3  The applicant's attention is drawn to the fact that the Local Planning Authority has a period of up to eight weeks to determine details submitted in respect of a condition or limitation attached to a grant of planning permission.  It is likely that in most cases the determination period will be shorter than eight weeks, however, the applicant is advised to schedule this time period into any programme of works.  A fee will be required for requests for discharge of any consent, agreement, or approval required by a planning condition.  The fee chargeable is £116 or £34 where the related permission was for extending or altering a dwelling house or other development in the curtilage of a dwelling house.  A fee is payable for each submission made regardless of the number of conditions for which approval is sought.  Requests must be made using the standard application form (available online) or set out in writing clearly identifying the relevant planning application and condition(s) which they are seeking approval for.

 

2.         In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-

        

·           seeking further information following receipt of the application;

·           considering the imposition of conditions.

 

   In this instance:

 

·           the applicant was updated of any issues after the initial site visit.

        

         In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.

        

 3.        If at any time during the proposed works bats, or signs of bats, are found then all works must stop and advice should be sought from Natural England before any further work on the buildings proceeds. All bats and their roost sites are protected under the Wildlife and Countryside Act 1981 and the Conservation of Habitats and Species Regulations 2017 from disturbance and harm.

 

10. Application – BDB/666 - Land at Skippetts House, Basingstoke

The Committee considered the report set out on pages 256 to 268 of the agenda together with the further material set out on the addendum sheet and other matters discussed at the meeting.

 

The Committee discussed the proposed tree preservation order and considered the woodland area to be of importance and the protection of the trees was the right course of action.

 

RESOLVED that:  the tree preservation orderBDB/660A be confirmed.

 

 

Supporting documents: