Basingstoke & Dean Borough Council
Councillors:
54
Wards:
18
Committees:
23
Meetings (2026):
68
Meetings (2025):
75
Meeting
Development Control Committee - Basingstoke & Dean
Meeting Times
Scheduled Time
Start:
Wednesday, 11th February 2026
6:30 PM
Wednesday, 11th February 2026
6:30 PM
End:
Wednesday, 11th February 2026
9:30 PM
Wednesday, 11th February 2026
9:30 PM
Meeting Status
Status:
Confirmed
Confirmed
Date:
11 Feb 2026
11 Feb 2026
Location:
Council Chamber - Deanes
Council Chamber - Deanes
Webcast:
Available
Available
Meeting Attendees
Chair
Chair of Development Control Committee
Committee Member
Vice-Chair
Chair of the Resident Services & Vice-Chair of Development Control Committee
Committee Member
Vice Chair of the Resources Committee
Reserve
Chair of the Human Resources Committee
Reserve
Chair of the Licensing Committee
Reserve
Vice-Chair of the Licensing Committee
Officer
Assistant Planning Manager
Katherine Fitzherbert-Green
Expected
Reserve
Deputy Leader of the Labour Group and Chair of the Environment and Infrastructure Committee
Reserve
Leader of the Conservative Group
Committee Member
Committee Member
Councillor Paul Gaskell
Present, as expected
Reserve
Councillor Alex Lee
Not required
Reserve
Councillor Jenny Vaux
Not required
Agenda
1
Apologies for absence and substitutions
Minutes
Councillor Durrant sent his apologies.
Councillor Vaux replaced Councillor Ganesh.
Councillor Vaux replaced Councillor Ganesh.
2
Declarations of interest
Minutes
There were no declarations of interest.
3
Urgent matters
To consider any items of business, other than those shown on this agenda and which, by reason of special circumstances to be stated at the meeting, in the opinion of the Chairman, should be considered at the meeting as a matter of urgency
Minutes
There were no urgent matters.
4
Minutes of the meeting held on the 10th December 2025 and 7th January 2026
The Chair will move that the minutes of the meetings held on the 10th December 2025 and 7th January 2026 be signed as a correct record. The only part of the minutes that can be discussed is their accuracy.
Attachments:
- Document Minutes of the meeting held on the 10th December 2025 30 Jan 2026
- Document Minutes of the meeting held on the 7th January 2026 30 Jan 2026
Minutes
The Minutes of the meetings held on the 10th December 2025 and 7th January 2026 were confirmed by the Committee as a correct record and signed by the Chair.
5
Applications for planning permission and public participation thereon
This report details the planning applications to the Committee for consideration and decision.
Contact Officer: Planning and Development Manager
Wards Affected: Evingar, Tadley North, Kingsclere & Baughurst,Winklebury & Manydown
Contact Officer: Planning and Development Manager
Wards Affected: Evingar, Tadley North, Kingsclere & Baughurst,Winklebury & Manydown
Attachments:
- Document Report 30 Jan 2026
- Document Index 30 Jan 2026
- Document Applications 30 Jan 2026
- Document DCC Update Paper Front Sheet - 11th Feb 2026 30 Jan 2026
- Document DCC 11th Feb 2026 Update 30 Jan 2026
Minutes
The following Public Participation took place:
Interest
Name
Item no./Topic
Support
Mr Jamieson
Item 1 – 23/03012/FUL
Parish Council
Mr Denham
Item 2 – 25/00853/OUT
Support
Mr O’Neill
Item 2 – 25/00853/OUT
Support
Mr Chodha on behalf of Mr Margrave
Item 3 – 23/02548/FUL
Support
Mr Pettitt
Item 4 – 24/00675/FUL
Support
Ms Sladen
Item 4 – 24/00675/FUL
Support
Mr Pettitt
Item 5 - 24/00676/LBC
Support
Ms Sladen
Item 5 - 24/00676/LBC
1. Application – 23/03012/FUL: Solar farm and associated development. Site: Land At Hook Lane Malshanger Hampshire
The Committee considered the report set out on pages 61 to 89 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 although there was a negative impact on the landscape character of the area, on balance the benefit of the renewable energy scheme outweighed the harm.
Members highlighted that the loss of agricultural land would be for a temporary period.
Whilst the proposal would cause disruption during the construction phase. Members referred to the assessment of the Highway Authority who considered the operation of the highway would be manageable through conditions.
RESOLVED that: the application be APPROVED subject to the conditions listed below and that authority is delegated to the Head of Planning and Infrastructure to authorise the making of an order for diversion of any footpath under Section 257 of the Town and Country Planning Act as it is necessary to enable the development to be carried out in accordance with the application for planning permission
Conditions
1 Approved Plans
The development hereby permitted shall be carried out in accordance with the following approved plans:
Access Route North Rev B2 (Shows northern portion of access route) recived 18th March 2025
Access Route Rev A3 (Shows southern northern portion of access route) recived 18th March 2025
Cable Trench (Cross Section) Rev A1 received 14th November 2025
Cable Route Plan 1 Rev A2 (Ariel Plan) received 7th May 2025
Cable Route Plan 2 (Ariel Plan) Received 7th May 2025
Cable Route North Rev A3 (Oil Pipeline Added) received 7th May 2025
Cable Route South Rev A3(Oil Pipeline Added) received 7th May 2025
CCTV Rev A1 recived 5th December 2023
Compound Area North Rev A1 received 21st January 2026
Compound Area Rev A3 (southern compound) received 18th March 2025
Directional Drilling Plan - Cable Route North Rev A1 received 14th November 2025
Directional Drilling Plan - Cable Route South Rev A1 received 14th November 2025
Existing Site Plan Rev A2 received 5th December 2025
Fence Detail Rev A1 received 5th December 2023
Gate Details Rev A1 received 5th December 2023
Inverter Station Rev A1 received 5th December 2023
Location Plan (10k access route OS) dated 10/03/2025 recived 18th March 2025
Location Plan (10k Cable Route OS) received 5th December 2023
Location Plan (25k OS) dated 10/03/2025 18th March 2025
Racking Details Rev 1 received 5th December 2023
Site Design Rev H5 (Full Red Line) received 21st January 2026
Site Design Rev H5 (mast removed) (main area A1 Paper Size) received 21st January 2026
Storage Container Rev A1 received 5th December 2023
Switchgear Housing Rev A1 received 5th December 2023
33kv DNO Substation Rev A1 received 5th December 2023
REASON: For the avoidance of doubt and in the interests of proper planning.
2 Time limit - implementation
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 Time limit - operations
The development hereby permitted shall be for a temporary period only to expire 40 years after the first export date of electricity from the development. Written confirmation of the first export date shall be provided to the Local Planning Authority within one month after the event. The solar farm and its ancillary equipment shall be dismantled and removed from the site and the land restored in accordance with the approved decommissioning and restoration scheme within a period of 41 following the first export date.
REASON: The development is not considered suitable for permanent retention and to enable the impacts to be assessed as to the impacts on the landscape character and visual amenity in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029 objective A of the Wootton St Lawrence Parish Neighbourhood Plan (2016-2029) and the aims of National Planning Policy Framework (2024).
4 Final Details
Notwithstanding condition 1, no development hereby permitted shall commence until details of the final locations, alignment, design, finishes, colour and materials including details of non-chrome, non-reflective materials to be used for the panel arrays, inverters, Distribution Network Operator (DNO) substation (comprising of no more than 8 plant rooms/structures), storage containers, transformers, CCTV cameras, fencing and any other structure required for the operation of the site as a solar farm have been submitted to and approved in writing by the local planning authority.
The plans approved in condition 1 represent the maximum parameters of the development and the following features should not exceed the following measurements:
Solar Panels - Maximum height of 3.0 metres,
Inverter Units - Maximum dimensions of 3.1 metres wide by 3.2 metres in height and 13m in length,
DNO Substation - Maximum dimensions of 4 metres wide by 4m in height by 13 metres in length.
Switchgear Housing - Maximum dimensions of 4m wide, 4m in height and 13m in length.
Woodland buffers - minimum distance to be provided at detailed scale to demonstrate sufficient buffer to allow for the natural life cycle of the woodland.
For the avoidance of doubt, the proposed locations of panel arrays or any other structure required for the operation of the site as a solar farm shall not extend any further than as shown on the Site Design Rev H5 (mast removed) (main area A1 Paper Size) received 21st January 2026.
The development shall be carried out in accordance with the approved details.
REASON: To improve the appearance of the site in the interests of visual amenity, residential amenity, tree protection, ecology and to highway safety accordance with Policies CN9, EM1, EM4 and EM10 of the Basingstoke and Deane Local Plan 2011-2029, objective A of the Wootton St Lawrence Parish Neighbourhood Plan (2016-2029), Policy 10 of the Oakley and Deane Neighbourhood Plan (2011-2029) and the aims of National Planning Policy Framework (2024).
5 Early removal and decommissioning
If the solar farm hereby permitted ceases to operate for a continuous period of 12 months, then a scheme for the decommissioning and removal of the solar farm and ancillary equipment together with the restoration of the site shall be submitted within 6 months of the end of the cessation period to the Local Planning Authority for written approval. The scheme shall make provision for:
- the removal of the solar panels and associated above ground works approved under this permission;
- the management and timing of any works;
- a traffic management plan to address likely traffic impact issues during the decommissioning period;
- an environmental management plan to include details of measures to be taken during the decommissioning period to protect wildlife and habitats;
- details of site restoration; and
- an implementation timetable.
The decommissioning of the site shall be carried out in accordance with the approved scheme.
REASON: To ensure that the decommissioning and restoration of the site is carried out in a managed approach that minimises the impacts on the natural, built and historic environment and upon highway safety in accordance with Policies EM1, EM4, EM10, EM11, EM12 and CN9 of the Basingstoke and Deane Local Plan 2011-2029, objectives A, D and F of the Wootton St Lawrence Parish Neighbourhood Plan (2016-2029), Policy 10 of the Oakley and Deane Neighbourhood Plan (2011-2029) and the aims of National Planning Policy Framework (2024).
Note the requirements of condition 20.
6 Removal and decommissioning
Within a period of 39 years and 6 months following the first export date, a scheme for the decommissioning of the solar farm and its ancillary equipment and restoration of the site, shall be submitted to and approved in writing by the Local Planning Authority (except in the event that Condition 5 has been triggered and decommissioning has been completed). The scheme shall incorporate the criteria set out within Condition 5 as a minimum. The decommissioning of the site shall be carried out in accordance with the approved scheme.
REASON: To ensure that the decommissioning and restoration of the site is carried out in a managed approach that minimises the impacts on the natural, built and historic environment and upon highway safety in accordance with Policies EM1, EM4, EM10, EM11, EM12 and CN9 of the Basingstoke and Deane Local Plan 2011-2029, objectives A, D and F of the Wootton St Lawrence Parish Neighbourhood Plan (2016-2029), Policy 10 of the Oakley and Deane Neighbourhood Plan (2011-2029) and the aims of National Planning Policy Framework (2024).
Note the requirements of condition 20.
7 Management of containers
Following the first export date all containers on site shall be sited at ground level and no containers shall be stacked.
REASON: To have regard to the landscape character in accordance with the National Planning Policy Framework (2024) and Policy EM1 of the Basingstoke and Deane Local Plan 2011-2029, objectives A and D of the Wootton St Lawrence Parish Neighbourhood Plan (2016-2029) and Deane Neighbourhood Plan (2011-2029) and the aims of National Planning Policy Framework (2024).
8 Landscape details
Notwithstanding the details submitted, within 3 months of the commencement of development, full details of both hard and soft landscape proposals including a Landscape Management Plan to address all existing and new landscape features and how they shall be managed, shall be submitted to and approved in writing by the Local Planning Authority.
These details shall include, as appropriate, proposed finished levels or contours, means of enclosure, car parking layouts, hard surfacing materials and minor artefacts and structure (e.g. signs, lighting, external services, etc).
Soft landscape details shall include planting plans, specifications (including cultivation and other operations associated with plant and grass establishment), schedules of plants, (including replacement trees where appropriate) noting species, planting sizes and proposed numbers/densities where appropriate, as well as any works to enhance wildlife habitats where appropriate.
In addition, implementation timetables detailing all operations to be carried out to allow successful establishment of soft landscaping, shall be submitted to and approved in writing by the Local Planning Authority before development commences.
All hard and soft landscaping works shall be carried out in accordance with the approved details before or during the first available planting season following the first commercial export of energy.
Any trees or plants which, within a period of five years after planting, are removed, die or become seriously damaged or defective, shall be replaced in the next planting season with others of species, size and number as originally approved.
REASON: Details are required in order to improve the appearance of the site in the interests of visual amenity, residential amenity and to highway safety accordance with Policies CN9, EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and the National Planning Policy Framework (2024), objective A of the Wootton St Lawrence Parish Neighbourhood Plan (2016-2029), Neighbourhood Plan (2011-2029) and the aims of National Planning Policy Framework (2024).
9 Arboricultural Method Statement and Tree Protection Plan
No development including site preparation, material storage and ground works shall commence on site until an Arboricultural Method Statement including a Tree Protection Plan (AMS/TPP) has been submitted to and approved in writing by the Local Planning Authority. The AMS/TPP shall demonstrate a BS5837 compliant installation methodology to demonstrate that Arboricultural impacts will be reduced to an acceptable level and shall include, but not limited to: -
a) Assessment of construction traffic impacts on trees along the access route, from conflict between overhanging canopies and large high sided vehicles. Where any risk of contact is identified, appropriate mitigation measures, such as selective crown lifting or pruning in accordance with BS 3998:2010, shall be specified.
b) Location of all proposed passing places and the impact on any Root Protection Areas (RPAs).
c) The final cable route and the impact on Root Protection Areas (RPAs).
d) Incursion into Root Protection Areas (RPAs) shall be avoided wherever possible and only considered as a last resort. Trenching within RPAs is not acceptable for cable installation. Where cable runs must traverse RPAs, directional drilling to a minimum depth of 1m shall be employed to minimise root damage, subject to the prior approval of a detailed methodology within the Arboricultural Method Statement (AMS).
e) Full, scaled details showing the exact alignment, dimensions and depths of the swales (including sections) and their relationship to the RPAs of adjacent trees and a construction methodology that demonstrates how tree roots and above ground features will be protected (including any no dig measures, tree protection fencing and supervision by an arboriculturist).
f) Tree protection measures to safeguard the trees and hedgerows around the perimeter of the fields containing solar arrays and the skylark mitigation land.
The approved tree protection measures shall be erected prior to any site activity commencing and maintained until completion of the development.
No development or other operations shall take place other than in complete accordance with the approved Arboricultural Method Statement and Tree Protection Plan.
REASON: Details are required in order 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 Policy EM1 of the Basingstoke and Deane Local Plan 2011- 2029, objective A of the Wootton St Lawrence Parish Neighbourhood Plan (2016-2029), and the aims of National Planning Policy Framework (2024).
10 Written Scheme of Investigation (Archaeological Protection Areas)
Prior to commencement of development, a Written Scheme of Investigation (Archaeological Protection Areas) shall be submitted to, and approved in writing by the Local Planning Authority that shall include a mitigation strategy for the preservation of underlying archaeology within the Archaeological Protection Areas.
The Written Scheme of Investigation (Archaeological Protection Areas) shall set out: -
a) The methodology to secure the ongoing protection of these areas both during construction, operation and decommissioning of the solar array and associated infrastructure.
b) Detailed site plan showing any Archaeological Exclusion Zones to be included, defining areas within which development will be excluded or provide sufficient design mitigation to avoid any impact to below ground archaeological deposits.
c) Full details of the final construction methods to be implemented for any works in these areas.
d) Provision to be made for analysis of the site investigation and recording.
e) Nomination of a competent person or persons/organisation to undertake the works set out within the Written Scheme of Investigation (Archaeological Protection Areas).
Once approved in writing the development shall then be carried out in full accordance with the approved Written Scheme of Investigation (Archaeological Protection Areas).
Note: The Archaeological Protection Areas are identified on the plan at Appendix 2 of the Historic Environment Assessment Dated December 2024 Produced by Armour Heritage and duplicated on approved plan "Site Design Rev H5".
REASON: Details are required prior to commencement because insufficient information has been submitted with the application in this regard, to minimise the risk of accidental damage to the site of archaeological interest in accordance with Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029, objective D of the Wootton St Lawrence Parish Neighbourhood Plan (2016-2029) and the aims of National Planning Policy Framework (2024).
11 Written Scheme of Investigation (Remainder of red line area)
Prior to commencement of development, a Written Scheme of Investigation (Remainder of red line area) shall be submitted to, and approved in writing by the Local Planning authority that shall include an archaeological mitigation strategy outside the APAs that monitors the impacts of the development. The Written Scheme of Investigation (Remainder of red line area) shall set out: -
a. The methodology an archaeological mitigation strategy outside the APAs monitoring the impacts of the more substantive elements of the development, such as access, structures and cables.
b. Identification of areas of substantial impact, including but limited to tracks, deep cables, and hardstanding but excluding the installation of array and shallow cable trenching. The definition of shallow and deep to be agreed in the document to relative to the infliction of archaeological harm. Excludes the cable route on the PROW and highway.
c. Provision to be made for analysis of the site investigation and recording.
d. Nomination of a competent person or persons/organisation to undertake the works set out within the Written Scheme of Investigation (Remainder of Red Line).
Once approved in writing the development shall then be carried out in full accordance with the approved Written Scheme of Investigation (Remainder of red line area).
REASON: Details are required prior to commencement because insufficient information has been submitted with the application in this regard, to minimise the risk of accidental damage to the site of archaeological interest in accordance with Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029, objective D of the Wootton St Lawrence Parish Neighbourhood Plan (2016-2029) and the aims of National Planning Policy Framework (2024).
12 Compliance with Biodiversity Management Plan
The development hereby approved shall be carried out in accordance with the Biodiversity Management Plan by Wychwood Ecology dated 11th March 2025 for the whole life of the development. Any planting shall take place before or during the first available planting season following the first commercial export of energy.
REASON: In order to deliver enhancements and net gains for biodiversity in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029, Policy 10 of the Oakley and Deane Neighbourhood Plan 2011-2029, Policy WSL 4 of the Wotton St Lawrence Neighbourhood Plan 2016-2029 and the National Planning Policy Framework (December 2024).
13 Ecological Mitigation and Enhancement Strategy
Prior to the commencment of development an Ecological Mitigation and Enhancement Strategy (EMES) shall be submitted to and approved in writing by the Local Planning Authority relating to protected species including great crested newt, hazel dormouse, reptiles, nesting birds and badgers (both construction and operational phases). The EMES shall be in accordance with recommendations and procedures contained within Environmental Statement Addendum Chapter 9 Ecology by Focus Environmental Consultants dated January 2025 and shall include:-
a) Description and evaluation of features to be managed;
b) Ecological trends and constraints on site that might influence management;
c) Aims and objectives of management which will (without limitation) include the provision of biodiversity net gain within the site as shown within the biodiversity net gain assessment & reasoning for proposed habitat creation and enhancement (wildlife trust consultancies, July 2024);
d) Appropriate management options for achieving aims and objectives;
e) Details of appropriate species-specific biodiversity enhancement features as specified but not limited to the features contained within the submitted biodiversity net gain assessment;
f) Should the site require lighting, details of appropriate wildlife sensitive lighting strategy to include a lux plan of the site is required;
g) Prescriptions for management actions;
h) Preparation of a work/implementation schedule (including an annual work plan capable of being rolled forward over a forty-year period);
i) Details of the body or organization responsible for implementation of the EMES; and
j) Ongoing monitoring and remedial measures.
The EMES shall also include details of the mechanism(s) by which the long-term implementation of the EMES will be secured by the developer with the management body(ies) responsible for its delivery. The EMES shall be for no less than a 40 year period. The EMES shall also set out (where the results from monitoring show that conservation aims and objectives of the EMES are not being met) how contingencies and/or remedial action will be identified, agreed and implemented so that the development still delivers the fully functioning biodiversity objectives of the originally approved scheme.
Once approved in writing the development shall be carried out in accordance with the approved EMES.
REASON: Details are required prior to commencment in order to meet the protection under the Conservation of Habitats and Species Regulations 2017 (Amended), The Wildlife and Countryside Act 1981 (Amended) and The Badgers Act 1992 and Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029, Policy 10 of the Oakley and Deane Neighbourhood Plan (2011-2029) and the aims of National Planning Policy Framework (2024).
14 Construction Environmental Management Plan (Ecology)
No development hereby permitted shall commence (including ground works and vegetation clearance) until a Construction Environmental Management Plan (Ecology) (CEMP (Ecology)) has been submitted to and approved in writing by the local planning authority. The CEMP (Ecology) shall include the following:
a) Risk assessment of potentially damaging construction activities;
b) Identification of "biodiversity protection zones";
c) Practical measures (both physical measures and sensitive working practices) to avoid or reduce impacts during construction (may be provided as a set of method statements);
d) The location and timing of sensitive works to avoid harm to biodiversity features;
e) The times during construction when specialist ecologists need to be present on site to oversee works;
f) Responsible persons and lines of communication;
g) The role and responsibilities on site of an ecological clerk of works or similarly competent person;
h) Use of protective fences, exclusion barriers and warning signs; and
i) Measures for controlling the use of temporary site lighting whether required for safe working or for security purposes.
The approved CEMP (Ecology) shall be adhered to and implemented throughout the construction period in accordance with the approved details.
REASON: Details are required prior to commencment in order to comply with the requirements of Policies EM1, EM4 and EM10 of the Basingstoke and Deane Local Plan 2011-2029, Policy 10 of the Oakley and Deane Neighbourhood Plan 2011-2029, Policy WSL 4 of the Wotton St Lawrence Neighbourhood Plan 2016-2029, the National Planning Policy Framework (December 2024) and the aims of the North Wessex Downs National Landscape Management Plan 2025-2030.
15 Construction Environmental Management Plan (Amenity)
No development shall take place until a site-specific Construction Environmental Management Plan (Amenity) (CEMP (Amenity)) has been submitted to and been approved in writing by the Local Planning Authority. The CEMP (Amenity) must demonstrate the adoption and use of the best practicable means to reduce the effects of noise, vibration, dust and site lighting. The CEMP (Amenity) shall include but not be limited to the list below and the topics within the Indicative Traffic Management Plan (Revision 2) October 2025:
a) Procedures for maintaining good public relations including complaint management, public consultation and liaison;
b) Arrangements for liaison with the Council's Environmental Protection Team;
c) Hours of construction - No work relating to the construction of the development hereby approved, including works of demolition or preparation prior to operations, 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 holidays.
d) Hours of deliveries to and removal of plant, equipment, machinery and waste from the site must only take place within the permitted hours detailed above.
e) 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.
f) Procedures for emergency deviation of the agreed working hours.
g) BDBC encourages all contractors to be 'Considerate Contractors' when working in the Borough by being aware of the needs of neighbours and the environment.
h) Control measures for dust and other air-borne pollutants.
i) Details of wheel washing facilities that prevent deposits on the highway.
j) Measures for controlling the use of temporary site lighting whether required for safe working or for security purposes.
k) Details of the 2 construction compounds showing:
- space for vehicle parking
- space for manoeuvring so that vehicles can enter and leave in a forward gear
- area of storage
- any amenity buildings.
The approved CEMP (Amenity) shall be adhered to and implemented throughout the construction period in accordance with the approved details.
REASON: Details are required prior to commencment 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, objective F of the Wootton St Lawrence Parish Neighbourhood Plan (2016-2029) and the aims of National Planning Policy Framework (2024).
16 Work Compounds
No other construction compounds shall be implemented other than the two shown on the approved plans (condition 1).
Within 3 months of the commencment of development, details for the removal and reinstatement of the land utilised for these two compounds shall be submitted to and approved in writing and shall include: -
a) timetable for the removal of all materials, buildings, hardstanding and any other items brought onto the site during the construction
b) details of reinstatement including timetable and methodology for works and any planting.
The approved scheme shall be adhered to and implemented throughout the construction period in accordance with the approved details.
REASON: Details are required to improve the appearance of the site in the interests of visual amenity, residential amenity and to highway safety accordance with Policies CN9, EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029, objective F of the Wootton St Lawrence Parish Neighbourhood Plan (2016-2029) and the aims of National Planning Policy Framework (2024).
17 Control of lighting
Whether or not development, no external lighting or CCTV cameras other than those approved by this application shall be installed or placed (either temporary or permanent) within the red line without the express permission of the Local Planning Authority on a planning application for any such lighting.
Note: The approved lighting is as stated in the Biodiversity Management Plan by Wychwood Ecology dated 11th March 2025.
REASON: In order to maintain the dark sky of this area in accordance with Policies EM1 and EM4 of the Basingstoke and Deane Local Plan 2011-2029, Policy 10 of the Oakley and Deane Neighbourhood Plan 2011-2029, Policy WSL 4 of the Wotton St Lawrence Neighbourhood Plan 2016-2029, the National Planning Policy Framework (December 2024) and the aims of the North Wessex Downs National Landscape Management Plan 2025-2030.
18 Drainage Management
Prior to the commencement of the development hereby approved, details for the long term maintenance arrangements for the surface water drainage system shall be submitted to and approved in writing by the Local Planning Authority. The submitted details shall include:
a) Maintenance schedules for each drainage feature type and ownership.
b) Details of maintenance and protection measures for the wider site to ensure that runoff rates do not increase from soil compaction or loss of vegetation.
Once approved in writing the development shall be retained and maintained in accordance with the approved details.
REASON: Details are required prior to commencment to ensure the satisfactory maintenance of drainage systems and to ensure that there is no flood risk on or off site resulting from the proposed development, in accordance with Policy EM7 of the Basingstoke and Deane Local Plan 2011- 2029 and the National Planning Policy Framework (2024).
19 Highways condition survey (Pre commencment)
No development hereby permitted shall commence until a highway pre-condition survey detailing the condition of the roads along the construction traffic route consisting of (in part) Ivy Down Lane, Malshanger Lane, Summer Down Lane and Hook Lane has been submitted to and approved in writing by the Local Planning Authority. For the avoidance of doubt, the applicant, or their agents or successors in title, should ensure that the Local Highway Authority agrees the scope of the highway pre-condition survey, which shall include a full photographic survey.
The applicant, or their agents or successors in title, shall be required to monitor the condition of the roads for the duration of the works and the findings of the condition survey to be monitored and reported to the Local Planning Authority at least every 6 months throughout the construction period and any defects or damage attributable to construction activity to be rectified and/or repaired by the applicant, or their agents or successors in title at a timescale given by the Local Planning Authority (acting reasonably).
REASON: Details are required prior to commencment in the interests of highway safety in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029, objective F of the Wootton St Lawrence Parish Neighbourhood Plan (2016-2029) and the aims of National Planning Policy Framework (2024).
20 Highways condition survey (Pre decommissioning)
Prior to the commencement of any decommissioning works related to the development hereby permitted (either through conditions 5 or 6), a highway pre-condition survey detailing the condition of the roads along the decommissioning traffic route shall be submitted to and approved in writing by the Local Planning Authority. For the avoidance of doubt, the applicant, or their agents or successors in title, shall ensure that the Local Highway Authority agrees the scope of the highway pre-condition survey which shall include a full photographic survey. The applicant, or their agents or successors in title, shall monitor the condition of the roads for the duration of the decommissioning works and shall rectify and repair any defects or damage attributable to decommissioning activity at a timescale given by the Local Planning Authority (acting reasonably).
REASON: Details are required prior to commencment in the interests of highway safety in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029, objective F of the Wootton St Lawrence Parish Neighbourhood Plan (2016-2029) and the aims of National Planning Policy Framework (2024).
21 Highways Construction Traffic Management
Notwithstanding the details shown on the approved plans and based on the principles contained within the Indicative Traffic Management Plan (Revision 2) October 2025, the development shall not commence until a scheme of temporary traffic management measures has been submitted to and approved in writing by the Local Planning Authority in consultation with the Local Highway Authority. Construction shall be undertaken in accordance with the details shown on the approved scheme.
REASON: Details are required prior to commencment in the interests of highway safety in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029, objective F of the Wootton St Lawrence Parish Neighbourhood Plan (2016-2029) and the aims of National Planning Policy Framework (2024).
22 Highways PROW construction management
Notwithstanding the details shown on the approved plans, the development shall not commence until a scheme of how the Public Rights of Way (PROW) impacted by the implementation of the development hereby approved has been submitted to and approved in writing by the Local Planning Authority in consultation with the Local Highway Authority. The scheme shall include but not be limited to: -
a) how development will be implemented to retain access along the PROWs during construction other than any during any strictly necessary temporary closures of stretches of the PROW.
b) details of the reinstatement of the Public Right of Way.
c) timing of works.
Any works to the PROWs shall be undertaken in accordance with the details shown on the approved scheme. Other than in accordance with the approved scheme no vehicles, machinery, equipment, materials, spoil, scaffolding, or anything else associated with the works, use, or occupation of the development, shall be left on or near to and PROW (footpath, bridleway or byway) as to cause obstruction, hindrance, or a hazard to the public who retain the right to use the Public Right of Way at all times other than any during any strictly necessary temporary closures of stretches of the PROW.
REASON: Details are required prior to commencement to ensure that the PROWs network protected and remains accessible to the public and in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029, objective F of the Wootton St Lawrence Parish Neighbourhood Plan (2016-2029) and the aims of National Planning Policy Framework (2024).
23 Oil Pipeline
No development shall commence within any part of the application site until an implementation scheme showing how works will be constructed where the cable route crosses the underground High Pressure Oil Pipeline and the arrangements for ongoing access to maintain the pipeline have been submitted to and approved in writing by the Local Planning Authority. The scheme shall include, but is not limited to: -
a) Trial holes will be required at both locations
b) Risk assessment
c) Works method statement
d) Confirmation that mutually agreeable public liability insurance can be secured between the applicant, or their agents or successors in title and Exolum (or their successor in title or responsibility)
e) Scaled plans of the solar arrays showing provision for access and maintenance of the pipeline
f) Consultation with Exolum (or their successor in title or responsibility) demonstrating agreement with the scheme.
Once approved the development shall be carried out in full accordance with the approved scheme for the perpetuity of the development.
REASON: Details are required prior to commencement to ensure that the cabling works, which are a fundamental part of the development, can be safely delivered and to prevent the implementation of the solar arrays without the surety that it was able to connect to the grid preventing unnecessary harm to the landscape character and visual apperance, biodiversity, trees, highways and heritage in accordance with Policies EM1, EM4, EM7, EM8, EM11, EM12 and CN9 of the Basingstoke and Deane Local Plan 2011-2029, Policy 10 of the Oakley and Deane Neighbourhood Plan 2011-2029, Policy WSL 4 and Objectives A, B, D and F of the Wotton St Lawrence Neighbourhood Plan 2016-2029, the National Planning Policy Framework (December 2024) and the aims of the North Wessex Downs National Landscape Management Plan 2025-2030.
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. A fee is payable for each submission made regardless of the number of conditions for which approval is sought. Details of the required fee can be found on our website - https://www.basingstoke.gov.uk/plan-app-process?chapter=81324#chapter81324 . 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 39 of the National Planning Policy Framework Page 149 (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;
- seeking amendments to the proposed development following receipt of the application;
- considering the imposition of conditions (in accordance with paragraphs 56-59).
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 Borough Council declared a Climate Emergency during 2019 formally making this declaration at the meeting of Cabinet in September 2019. This recognises the need to take urgent action to reduce both the emissions of the Council's own activities as a service provider but also those of the wider borough. In this respect, the Council is working with consultants at present to identify appropriate actions to achieve the targets that have been set. Beyond the requirements of any conditions that may be applicable to this planning permission and the current planning policy framework, the applicant is encouraged to explore all opportunities for implementing the development in a way that minimises impact on climate change. Where this in itself might require separate permission applicants can contact the council for advice through the following link: https://www.basingstoke.gov.uk/plan-app-process. For information more generally on the Climate Emergency please visit: https://www.basingstoke.gov.uk/climateemergency.
4. If the developer believes it is impractical to keep the PROW open during construction, the applicant will need to demonstrate all possible mitigating measures. If a temporary closure is applied for, giving 8-weeks' notice to the Service, and subsequently approved, the Service would ordinarily expect an applicant to provide a local alternative route at its liability for the duration of a temporary closure. Further information on how to apply for a Temporary Closure Notice can be found here:
Apply for a temporary closure | Environment | Hampshire County Council
5. Note to Applicant: The planning permission does not authorise the undertaking of any works within the highway (carriageway, footway or verge). Any works within the highway must be approved by S278 Agreement, details of which can be found at https://www.hants.gov.uk/transport/developers/constructionstandards
6. The planning permission does not authorise any temporary road closure. Any TTRO within the highway must be approved by HCC, please contact
temporary.road.closures@hants.gov.uk for further advice on the process
7. The applicant is advised that the Council gives encouragement for large scale developments to support opportunities for securing quality employment, training, development and apprenticeship opportunities working with local employment/training agencies, to include the voluntary and private sector providers, educational establishments plus Hampshire County Council's 'Hampshire Futures' Team. Further information can be provided by contacting the Economy and Culture Officer (Skills and Employability) or at the Basingstoke and Deane Borough Council website at Improving your skills and training (basingstoke.gov.uk).
8. In the event discoloured and/or odorous soils are encountered during foundations and other excavation works; or should any hazardous materials (including asbestos) or significant quantities of made ground be found, then all development works shall be stopped and the Local Planning Authority contacted immediately. A scheme of works to investigate the risks and / or the adoption of any required remedial measures should be submitted to, agreed and approved in writing by the Local Planning Authority prior to the recommencement of development works. It is the responsibility of the developer to ensure the safe development of the site and to carry out any appropriate land contamination investigation and remediation works and to ensure the 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. It also ensures that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors and promotes the interests of residential amenity.
2. Application - 25/00853/OUT: Outline application with all matters reserved except for access for up to 18 dwellings on 2 hectares of land, together with services and public open space. Site: Land To The South Of Rooksfield Ecchinswell Road Bishops Green Hampshire
The Committee considered the report set out on pages 61 to 89 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 highlighted that the site was included within the neighbourhood plan and would provide the required 40% provision of affordable housing.
It was believed that there would be an impact on the landscape of the area, but the 10% biodiversity gain was welcomed.
Generally, the felling of the Oak Tree would be a loss. However, it was recognised that the tree was in poor condition and the Tree Officer had no objection to the removal.
Members were content with the Highway Authorities assessment of the access and visibility splays and included conditions.
RESOLVED that: the application be APPROVED subject to the applicant entering into a legal agreement (in accordance with the Community Infrastructure Levy Regulations 2010, Policies CN1, CN6, EM1 and EM4 of the Basingstoke and Deane Borough Local Plan 1996-2011 and Policies ESBG12 and ESBG13 of the Ecchinswell, Sydmonton and Bishops Green Neighbourhood Plan 2022-2039 between the applicant and the Borough and County Councils to secure:
- 40% affordable housing including 70% rented and 30% intermediate provision
- On-site open space
- Equipped play contribution
- Landscape Maintenance
- Biodiversity Net Gain including Habitat Management and Monitoring Plan
- Off Site Pedestrian improvements to include footpath connection between Rooksfields and Eagle Road
Should the requirements set out above not be satisfactorily secured, then the Head of Planning and Infrastructure be delegated to REFUSE permission for appropriate reasons.
On completion of the legal agreement(s) the Head of Planning and Infrastructure be delegated to GRANT planning permission subject to the conditions listed at the end of the report.
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
Site Location Plan (drawing no. 4023_009_DWG_001_Site Local Plan_Rev A)
Developable Area (drawing no. 2023_009_DWG010)
REASON: For the avoidance of doubt and in the interests of proper planning.
2 The development hereby permitted shall be begun either before the expiration of 3 years from the date of this permission, or before the expiration of 2 years from the date of approval of the last of the reserved matters to be approved, whichever is later.
REASON: To comply with Section 92 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.
3 Approval of the details of the layout, scale, appearance of the proposed building(s), and the landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Local Planning Authority in writing before any development is commenced.
REASON: In order to secure a satisfactory development and in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policies ESBG3, ESBG5 and ESBG13 of the Ecchinswell, Sydmonton and Bishops Green Neighbourhood Plan 2022-2039.
4 Application for approval of the reserved matters shall be made to the Local Planning Authority before the expiration of 3 years from the date of this planning permission.
REASON: To comply with Section 92 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.
5 Applications for the approval of reserved matters for layout, scale and appearance shall be supported by a statement of how the development will be of a high quality of sustainable design. This will include reference to how the layout, design and construction of the development will involve the efficient use of natural resources through reducing resource requirements in terms of energy demands and water use; the consideration of opportunities for renewable and low carbon energy technologies; the use of passive solar design to maximise the use of the sun's energy for heating and facilitate sustainable cooling of buildings; and the mitigation of flooding, pollution and overheating.
REASON: To ensure that measures to make the development sustainable and efficient in the use of energy are included in the development in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011 - 2029 and Policies ESBG3 and ESBG16 of the Ecchinswell, Sydmonton and Bishops Green Neighbourhood Plan 2022-2039.
6 Applications for the approval of reserved matters for landscaping details shall be accompanied by full details of both hard and soft landscape works to include a minimum of:
Hard landscape details shall include the design, type, position and scale of boundary treatments, boundary treatment materials (including finishes) and hardsurfacing materials.
How the hard surface materials comply with the drainage conditions 25 and 26
Soft landscape details shall include full planting plans, specification (including cultivation and other operations associated with plant and grass establishment), schedules of plants, noting species, planting sizes and proposed numbers /densities where appropriate. The landscaping scheme shall where reasonably practicable retain and enhance the existing boundary hedgerows and provide tree line streets.
Suitable landscaped buffers to Rookfield, and Featherbed Lane and the tree belt to the west of the site
Demonstrate how they will improve or maintain the functionality of the Green Infrastructure Network
Tree planting and replacement planting schedule to include the details of the new tree genus and species with use of native species where appropriate as well as tree sizes and pit rooting details following advice contained within BS:8545: 2014 Trees: From nursery to independence in the landscape - Recommendations;
The specification of tree planting pits together with a method statement for their construction and details of any irrigation or drainage infrastructure, tree root barriers (if necessary) to prevent damage or disruption to any proposed hard surfacing or underground services, drains or other infrastructure (including details of the location of external lighting) sufficient to demonstrate how the development is to be serviced without conflict to tree planting, with allowance for reasonable growth. Where applicable, tree pits shall utilise shared trenches and soil cells to allow adequate rooting area to extend underneath the proposed hard surfacing.
An implementation programme.
The development shall be carried out and thereafter maintained in accordance with the details so approved. The landscape management and maintenance of the site shall be adhered to through the obligations set out within the legal agreement to ensure its long term maintenance.
REASON: Details are required to ensure the provision, establishment and maintenance of a high standard of landscape in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policies ESBG3, ESBG5. Policy ESBG12 and ESBG13 of the Ecchinswell, Sydmonton and Bishops Green Neighbourhood Plan 2022-2039
7 Applications for the approval of reserved matters shall be in accordance with Policies CN1 and CN3 of the Basingstoke and Deane Local Plan 2011-2029 with particular regard to the provision of affordable housing, an appropriate housing mix and implementation of 15% accessible and adaptable homes. The development shall be carried out in accordance with the approved details.
REASON: Details are required to ensure that an appropriate proportion of market and affordable homes are designed into the scheme and that the requirements for adaptable and accessible homes are identified to accord with Policies CN1 and CN3 of the Basingstoke and Deane Local Plan 2011-2029 and Policy ESBG2 and ESBG3 of the Ecchinswell, Sydmonton and Bishops Green Neighbourhood Plan 2022-2039
8 Applications for the approval of reserved matters shall be accompanied by a measured survey (fixed to a point outside the site such as the public highway) and a plan prepared to a scale of not less than 1:500 showing details of existing and intended final ground levels and finished floor levels in relation to a nearby agreed datum point which shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details.
REASON: Details are required in the interests of the visual amenities of the area and in accordance with Policy EM1 of the Basingstoke and Deane Local Plan 2011-2029 and Policies ESBG3 and ESBG5 of the Ecchinswell, Sydmonton and Bishops Green Neighbourhood Plan 2022-2039.
9 Applications for the approval of reserved matters for 'appearance' shall be accompanied by a materials schedule setting out full details of the types, textures and colours of all external materials to be used whilst shall be 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 in the interests of the visual amenities of the area and in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policies ESBG3 and ESBG5 of the Ecchinswell, Sydmonton and Bishops Green Neighbourhood Plan 2022-2039.
10 Applications for the approval of reserved matters shall be submitted with a Refuse Waste Management Strategy which demonstrates vehicle tracking details for refuse vehicles throughout the site, includes details of refuse storage and collection facilities for each dwelling and communal bin stores and arrangement for any flatted development. Drawings shall show that refuse vehicles can access all refuse collection points and include the position, design, materials, finishes of such storage facilities and the surface materials from the carriageway to the waste container collection point shall be smooth and shall not hinder the movement of waste containers to the collection vehicle.
The areas of land so provided shall not be used for any purposes other than the storage (prior to disposal) or the collection of refuse and recycling and shall be thereafter retained and maintained as such in perpetuity.
No part of the development shall be occupied until refuse storage and collection facilities have been provided in full accordance with the approved details.
REASON: Details are required in the interests of general amenity, to ensure convenience of arrangements for refuse and recycling storage and collection are considered at the design stage and to ensure that no obstruction is caused on the adjoining highway, in the interest of highway safety and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
11 Applications for the approval of reserved matters shall be accompanied by full details of parking and cycle facilities for the dwellings that shall be in accordance with the adopted parking standards. The development hereby permitted shall not be occupied or the use commence, whichever is the sooner, until vehicle parking has been constructed, surfaced and marked out in accordance with the approved details. The area shall not thereafter be used for any purpose other than parking, loading and unloading of vehicles.
REASON: Details are required in the interests of highway safety and in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029 and Policies ESBG3 and ESBG17 of the Ecchinswell, Sydmonton and Bishops Green Neighbourhood Plan 2022-2039.
12 Applications for the approval of reserved matters shall be accompanied with details of the size, location and type of Open Space (including natural playable features) to be included within the development.
REASON: Details are required in order to ensure there is adequate open space and play infrastructure to support future residents of the development in accordance with Policy CN8 of the Basingstoke and Deane Local Plan 2011-2029 nd Policy ESBG3 of the Ecchinswell, Sydmonton and Bishops Green Neighbourhood Plan 2022-2039.
13 Applications for the approval of reserved matters shall be accompanied details of the layout, visibility splays, levels, gradients, sections of construction, finishing materials, lighting, and drainage of the estate roads, footpaths and cycleways. Development shall be carried out and maintained in accordance with the approved details.
REASON: Details are required in the interest of highway safety for all users and to reduce the traffic impact of the development in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029 and Policy ESBG3 of the Ecchinswell, Sydmonton and Bishops Green Neighbourhood Plan 2022-2039.
14 Applications for approval of reserved matters shall demonstrate that the noise emitted from the air source heat pump(s) shall not exceed 37 dB to comply with British Standard 4142 and be supported with the Microgeneration Certificate Scheme (MCS20). The scheme shall be approved by the Local Planning Authority, implemented before the use of the pumps commences and shall be thereafter maintained.
REASON: Details are required in the interests of residential amenity and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
15 Applications for approval of reserved matters shall be accompanied with a 2.0 metre footway to replace the existing access into the site.
REASON: Details are required to ensure the proper provision for pedestrians in the interests of highway safety in accordance with Policies Cn9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policies ESBG3 and ESBG17 of the Ecchinswell, Sydmonton and Bishops Green Neighbourhood Plan 2022-2039.
16 Applications for the approval of reserved matters for 'layout' and 'landscaping' shall be accompanied by an Arboricultural Method Statement and a Tree Protection Plan specific to the development proposals, all prepared in accordance with BS5837:2012 "Trees in relation to design, demolition and construction". The approved tree protection shall be erected prior to any site activity commencing and maintained until completion of the development. No development or other operations shall take place other than in complete accordance with the agreed details.
REASON: Details are required to ensure that reasonable measures are taken to safeguard trees in the interests of the local amenities and the enhancement of the development itself, 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.
17 No development shall take place, (including site preparation and any groundworks), on each phase of development as agreed under condition 5 of this permission, until a site-specific Construction Environmental Management Plan (CEMP) has been submitted to and approved in writing by the Local Planning Authority. The CEMP shall demonstrate the adoption and use of best practicable means to reduce the effects of noise, vibration, dust and site lighting including impacts on biodiversity. The CEMP shall include
a) procedures for maintaining good public relations including complaint management, public consultation and liaison;
b) arrangements for liaison with the Council's Environmental Protection Team;
c) all works and ancillary operations which are audible at the site boundary, or at such other place as may be agreed in writing with the Local Planning Authority, shall be carried out only between the following hours: 0730 hours and 1800 hours on Mondays to Fridays and 0800 and 1300 hours on Saturdays and at no time on Sundays and Bank Holidays;
d) deliveries to and removal of plant, equipment, machinery, materials and waste from the site shall only take place within the permitted hours detailed above;
e) 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;
f) procedures for emergency deviation of the agreed working hours;
g) control measures for dust and other air-borne pollutants;
h) measures for controlling the use of site lighting whether required for safe working or for security purposes; and
The approved CEMP shall be adhered to throughout the construction period for that phase.
REASON: Details are required prior to commencement of the development to protect the amenities of the occupiers of nearby properties during the construction period and to ensure that the construction process is undertaken in a safe and convenient manner that limits impact on local roads and in the interests of highway safety and avoiding impacts on biodiversity in accordance with Policies CN9, EM4, EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
18 No development (including site preparation) shall take place 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:
a) 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);
b) loading and unloading of plant and materials away from the maintainable public highway;
c) storage of plant and materials used in constructing the development away from the maintainable public highway;
d) management of construction traffic and access routes
e) wheel washing facilities;
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 public rights of ways and in the interests of highway safety and in accordance with Policies CN9, EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
19 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 desk top study carried out by a competent person documenting all the previous and existing land uses of the site and adjacent land in accordance with national guidance as set out in Contaminated Land Research Report Nos. 2 and 3 and BS10175:2011;
and, unless otherwise agreed in writing by the Local Planning Authority,
(b) 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, unless otherwise agreed in writing by the Local Planning Authority,
(c) 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.
Important note: Unless part (a) identifies significant contamination, it may transpire that part (a) is sufficient to satisfy this condition, meaning parts (b) and (c) need not be subsequently carried out. This would need to be agreed in writing by the Local Planning Authority.
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 Contamination Land Guidance at: https://www.gov.uk/contaminated-land, Last accessed October 2019.
REASON: Details are required 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(c) that any remediation scheme required and approved under the provisions of condition 19(c) 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 19(c), unless otherwise agreed in writing by the Local Planning Authority.
REASON: Details are required 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 development shall not be brought into use until the means of vehicular access is constructed in accordance with the approved access
arrangement shown on Drawing No. Technical Note 27270-02-2 Rev. A.
This must be in accordance with the requirements and details required under Condition 22.
REASON: In the interests of highway safety in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy ESBG3 of the Ecchinswell, Sydmonton and Bishops Green Neighbourhood Plan 2022-2039.
22 Notwithstanding the means of vehicular access in Condition 21, the development shall not be brought into use until detailed geometry of the visibility splays, informed by speed survey data where necessary, is submitted to and approved in writing by the Local Authority in consultation with the Highways Authority. Following the approved visibility splays, no structure, planting or boundary treatment exceeding 1.0 metre in height shall thereafter be placed within the final agreed visibility splays.
REASON: Details are required in the interests of highway safety in acccordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy ESBG3 of the Ecchinswell, Sydmonton and Bishops Green Neighbourhood Plan 2022-2039.
23 The development shall be carried out in accordance with the recommendations and procedures contained within Chapter 4 Potential Impacts and
Recommendations of the Ecological Appraisal and Biodiversity Net Gain Assessment by Future Nature WTC Ltd 3/2025.
REASON: In order to prevent adverse impacts on key habitats and key species in line with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 and Polices ESBG3 and ESBG12 of the Ecchinswell, Sydmonton and Bishops Green Neighbourhood Plan 2022-2039.
24 No external lighting (either during construction or on occupation of the development) shall be installed unless this has been first submitted to and approved in writing by the Local Planning Authority. The external lighting scheme shall include full lighting specifications and address the cumulative effects of all external lighting sources upon the rural location and nocturnal animals sensitive to external lighting (principally bats and dormice) taking into account guidance note 8 Bats and Artificial Lighting at Night by The Institution of Lighting Professionals and The Bat Conservation Trust. The scheme should ensure there is no adverse impact on residential amenity from the proposed lighting. The lighting shall be operated and maintained in accordance with the approved scheme in perpetuity.
REASON: Details are required in order to prevent impacts upon roosting and foraging bats which are protected under the Conservation of Habitats and Species Regulations 2017, in the interest of the rural landscape to protect dark skies and in the interests of residential amenity in accordance with Policies EM1, EM4 and EM12 of the Basingstoke and Deane Local Plan 2011-2029 and Policies ESBG3, ESBG12 and ESBG15 of the Ecchinswell, Sydmonton and Bishops Green Neighbourhood Plan 2022-2039.
25 No development shall begin until a detailed surface water drainage scheme for the site, has been submitted and approved in writing by the
Local Planning Authority. The submitted details should include:
a. A technical summary of the surface water drainage design.
b. Infiltration test results undertaken in accordance with BRE365 and providing a representative assessment of those locations
where infiltration features are proposed and winter groundwater monitoring demonstrating a minimum 1m unsaturated zone
between the base of any proposed infiltration feature and the peak measured groundwater level.
c. Detailed drainage plans to include type, layout and dimensions of drainage features including references to link to the drainage
calculations.
d. Detailed drainage calculations to demonstrate existing runoff rates are not exceeded and there is sufficient attenuation for
storm events up to and including 1:100 + climate change.
e. Evidence that urban creep has been included within the calculations.
f. Confirmation that sufficient water quality measures have been included to satisfy the methodology in the Ciria SuDS Manual
C753.
g. Exceedance plans demonstrating the flow paths and areas of ponding in the event of blockages or storms exceeding design
criteria.
The development shall be implemented in full accordance with the approved detail and retained and maintained in accordance with those approved details for its lifetime.
REASON: Details are required prior to commencement in order to prevent the increased risk of flooding, both on and off site in accordance with Policy EM7 of the Basingstoke and Deane Local Plan 2011-2029.
26 The development shall not be occupied until details for the long term maintenance arrangements for the surface water drainage system have been submitted to and approved in writing by the Local Planning Authority. The submitted details shall include maintenance schedules for each drainage feature type and clarification of ownership. The details shall be carried out in accordance with the approved details and maintained in perpetuity.
REASON: Details are required prior to occupation in order to assess the longterm maintenance of surface water arrangements in accordance with Policy EM7 of the Basingstoke and Deane Local Plan 2011-2029.
27 No development (including site preparation) shall take place until the applicant has secured the implementation of a programme of archaeological assessment in accordance with a Written Scheme of Investigation (WSI) for the archaeological evaluation of the site has been submitted to and approved by the Planning Authority in order to recognise, characterise and record any archaeological features and deposits that may exist here. The assessment should take the form of trial trenches located across the whole of the application area. The investigation shall be carried out in accordance with the details so approved.
REASON: Details are required prior to commencement because insufficient information has been submitted with the application in this regard, to allow for the recording of items of archaeological interest in accordance Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029.
28 No development (including site preparation) shall commence on site until a programme of archaeological mitigation in accordance with the approved written scheme of investigation as secured under Condition 27. has been submitted to and approved in writing by the Local Planning Authority. The programme of archaeological mitigation shall include where appropriate, details of a post-excavation assessment, specialist analysis and reports, the method of archaeological recording of archaeological remains to mitigate the impact of development and details of any publication and public engagement. The development shall be carried out in accordance with the approved details.
REASON: Details are required prior to commencement because insufficient information has been submitted with the application in this regard to mitigate the effect of the works associated with the development upon any heritage asset and to contribute to the knowledge and understanding of our past by ensuring that information regarding these heritage assets is preserved by record for future generations in accordance with Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029.
29 Following completion of the on-site archaeological fieldwork, a report shall be submitted to the Local Planning Authority and the Hampshire County Council Archaeologist in accordance with the approved programme of archaeological investigation as required by condition 28. This report shall include where appropriate, a post-excavation assessment, specialist analysis and reports, details of publication and public engagement.
REASON: Details are required in order to contribute to the knowledge and understanding of our past by ensuring that opportunities are taken to capture evidence from the historic environment and to make this publicly available in accordance with the Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029.
30 The development hereby 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: Details are required prior to occupation 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.
31 The effect of paragraph 13 of Schedule 7A to the Town and Country Planning Act 1990 is that planning permission granted for the development of land in England is deemed to have been granted subject to the condition "(the biodiversity gain condition") that development may not begin unless:
(a) a Biodiversity Gain Plan has been submitted to the planning authority,
and
(b) the planning authority has approved the plan.
The planning authority, for the purposes of determining whether to approve a Biodiversity Gain Plan if one is required in respect of this permission would be Basingstoke and Deane Borough Council.
There are statutory exemptions and transitional arrangements which mean that the biodiversity gain condition does not always apply. These are listed below.
Based on the information available this permission is considered to be one which will require the approval of a biodiversity gain plan before development is begun because none of the statutory exemptions or transitional arrangements listed below are considered to apply.
Statutory exemptions and transitional arrangements in respect of the biodiversity gain condition.
1. The application for planning permission was made before 12 February 2024.
2. The planning permission relates to development to which section 73A of the Town and Country Planning Act 1990 (planning permission for development already carried out) applies.
3. The planning permission was granted on an application made under section 73 of the Town and Country Planning Act 1990 and
(i)the original planning permission to which the section 73 planning permission relates* was granted before 12 February 2024; or
(ii)the application for the original planning permission* to which the section 73 planning permission relates was made before 12 February 2024.
4. The permission which has been granted is for development which is exempt being:
4.1 Development which is not 'major development' (within the meaning of article 2(1) of the Town and Country Planning (Development Management Procedure) (England) Order 2015) where:
i) the application for planning permission was made before 2 April 2024;
ii) planning permission is granted which has effect before 2 April 2024; or
iii) planning permission is granted on an application made under section 73 of the Town and Country Planning Act 1990 where the original permission to which the section 73 permission relates* was exempt by virtue of (i) or (ii).
4.2 Development below the de minimis threshold, meaning development which:
i) does not impact an onsite priority habitat (a habitat specified in a list published under section 41 of the Natural Environment and Rural Communities Act 2006); and
ii) impacts less than 25 square metres of onsite habitat that has biodiversity value greater than zero and less than 5 metres in length of onsite linear habitat (as defined in the statutory metric).
4.3 Development which is subject of a householder application within the meaning of article 2(1) of the Town and Country Planning (Development Management Procedure) (England) Order 2015. A "householder application" means an application for planning permission for development for an existing dwellinghouse, or development within the curtilage of such a dwellinghouse for any purpose incidental to the enjoyment of the dwellinghouse which is not an application for change of use or an application to change the number of dwellings in a building.
4.4 Development of a biodiversity gain site, meaning development which is undertaken solely or mainly for the purpose of fulfilling, in whole or in part, the Biodiversity Gain Planning condition which applies in relation to another development, (no account is to be taken of any facility for the public to access or to use the site for educational or recreational purposes, if that access or use is permitted without the payment of a fee).
4.5 Self and Custom Build Development, meaning development which:
i) consists of no more than 9 dwellings;
ii) is carried out on a site which has an area no larger than 0.5 hectares; and
iii) consists exclusively of dwellings which are self-build or custom housebuilding (as defined in section 1(A1) of the Self-build and Custom Housebuilding Act 2015).
4.6 Development forming part of, or ancillary to, the high speed railway transport network (High Speed 2) comprising connections between all or any of the places or parts of the transport network specified in section 1(2) of the High Speed Rail (Preparation) Act 2013.
* "original planning permission means the permission to which the section 73 planning permission relates" means a planning permission which is the first in a sequence of two or more planning permissions, where the second and any subsequent planning permissions are section 73 planning permissions.
Irreplaceable habitat
If the onsite habitat includes irreplaceable habitat (within the meaning of the Biodiversity Gain Requirements (Irreplaceable Habitat) Regulations 2024) there are additional requirements for the content and approval of Biodiversity Gain Plans.
The Biodiversity Gain Plan must include, in addition to information about steps taken or to be taken to minimise any adverse effect of the development on the habitat, information on arrangements for compensation for any impact the development has on the biodiversity of the irreplaceable habitat.
The planning authority can only approve a Biodiversity Gain Plan if satisfied that the adverse effect of the development on the biodiversity of the irreplaceable habitat is minimised and appropriate arrangements have been made for the purpose of compensating for any impact which do not include the use of biodiversity credits.
The effect of section 73D of the Town and Country Planning Act 1990
If planning permission is granted on an application made under section 73 of the Town and Country Planning Act 1990 (application to develop land without compliance with conditions previously attached) and a Biodiversity Gain Plan was approved in relation to the previous planning permission ("the earlier Biodiversity Gain Plan") there are circumstances when the earlier Biodiversity Gain Plan is regarded as approved for the purpose of discharging the biodiversity gain condition subject to which the section 73 planning permission is granted.
Those circumstances are that the conditions subject to which the section 73 permission is granted:
i) do not affect the post-development value of the onsite habitat as specified in the earlier Biodiversity Gain Plan, and
ii) in the case of planning permission for a development where all or any part of the onsite habitat is irreplaceable habitat the conditions do not change the effect of the development on the biodiversity of that onsite habitat (including any arrangements made to compensate for any such effect) as specified in the earlier Biodiversity Gain Plan.
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. A fee is payable for each submission made regardless of the number of conditions for which approval is sought. Details of the required fee can be found on our website - https://www.basingstoke.gov.uk/plan-app-process?chapter=81324#chapter81324 . 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 39 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;
- 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 56-59).
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 Borough Council declared a Climate Emergency during 2019 formally making this declaration at the meeting of Cabinet in September 2019. This recognises the need to take urgent action to reduce both the emissions of the Council's own activities as a service provider but also those of the wider borough. In this respect, the Council is working with consultants at present to identify appropriate actions to achieve the targets that have been set. Beyond the requirements of any conditions that may be applicable to this planning permission and the current planning policy framework, the applicant is encouraged to explore all opportunities for implementing the development in a way that minimises impact on climate change. Where this in itself might require separate permission applicants can contact the council for advice through the following link: https://www.basingstoke.gov.uk/plan-app-process. For information more generally on the Climate Emergency please visit: https://www.basingstoke.gov.uk/climateemergency.
4. In respect of Condition 14, the noise assessment should provide details of the source noise 1m from the façade of any sensitive receptor in all third octave bands between 63Hz and 8KHz and be assessed against measured background levels when the source is most likely to cause a noise disturbance (i.e. at night time). Such an assessment would need to be carried out by a suitably competent Acoustic Consultant.
Local acoustic consultancies can be found on the Institute of Acoustics website here:
https://www.ioa.org.uk/find-acoustics-specialist-or-supplier
And the Association of Noise Consultants website here:
https://www.association-of-noise-consultants.co.uk/members-search/
5. The planning permission does not authorise the undertaking of any works within the highway (carriageway, footway or verge). Any works within the highway must be approved by S278 Agreement, details of which can be found at https://www.hants.gov.uk/transport/developers/constructionstandards
6. The applicant is advised that their development boundary falls within a Source Protection Zone for groundwater abstraction. These zones may be at particular risk from polluting activities on or below the land surface. To prevent pollution, the Environment Agency and Thames Water (or other local water undertaker) will use a tiered, risk-based approach to regulate activities that may impact groundwater resources. The applicant is
encouraged to read the Environment Agency's approach to groundwater protection (available at https://www.gov.uk/government/publications/groundwater-protectionposition-statements) and may wish to discuss the implication for their development with a suitably qualified environmental consultant.
7. It is advised that the applicant seeks relevant advice from the Envrionment Agency in relation to permitting which is considered outside the planning application, particularly due to the sites location within a source protection zone. For more information visit:
https://www.gov.uk/topic/environmentalmanagement/environmental-permit
8. In order to ensure water resources and water quality activities are protected and appropriately managed, abstracting or impounding water may require an abstraction or impoundment license. For more information visit: https://www.gov.uk/topic/environmental-management/water
9. It is recommended that one swift brick per property is installed.
10. The developer is advised to engage with the local community on the proposed designs ahead of any future reserved matters application.
11. The applicant is advised that the current indicative plans would not be supported in any future reserved matters and should be amended to reflect comments made in issue iv of this report.
12. Any future reserved matters application shall ensure a suitable buffer between the tree belt to the west and any proposed dwellings (including garden areas) is provided.
3. Application - 23/02548/FUL: Change of use of public house to car sales (Sui Generis), removal of the first floor residential accommodation to use an office space for the car sales, and erection additional permeable hardsurfacing (retrospective)
The Committee considered the report set out on pages 61 to 89 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.
Some Members expressed their dismay to see a rural public house fallen into disuse. However, the building had been vacant for some time and the proposal was a constructive use of the building.
RESOLVED that: the application be APPROVED subject to the conditions and informatives listed below.
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
Location Plan
Proposed Site Plan (drawing no. 2024/7696/003 rev P2)
Proposed Floor Plan
REASON: For the avoidance of doubt and in the interests of proper planning.
2 The building and land associated with the development hereby approved shall be solely used as a car sales garage and ancillary operations (such as office, reception and customer facilities) and shall not be sold-off, sublet or use for any other purpose.
REASON: To ensure that the highway impacts have been fully considered and impacts on amenities in accordance with Policies CN9, EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029 and Policy LE1 of the Ashford Hill with Headley Neighbourhood Plan 2022-2029
3 The first floor living accommodation of the building must cease within 1 month of the approval and be used as office space to serve the car sales facility only and not sub let or sold to any other users / occupants.
REASON: The site is in an area where additional dwellings which are not associated with a 24-hour onsite need are not normally permitted and to prevent the subdivision of the site in accordance with the advice contained within the National Planning Policy Framework (December 2024), Policies SS6, CN9, EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029. and Policy HD1 of the Ashford Hill with Headley Neighbourhood Plan 2022-2029.
4 No external lighting shall be installed on site until details of an external lighting scheme are submitted to and approved in writing by the Local Authority. Thereafter said development will be undertaken in line with the approved external lighting scheme and maintained in such condition for the lifetime of the development.
REASON: Details are required in order to prevent adverse impacts on key species, dark skies and neighbour amenities in line with Policies EM1, EM4 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policies L2 and NE1 of Ashford Hill with Headley Neighbourhood Plan 2022-2029.
5 The car parking area and turning space marked out for staff and customer spaces (as shown on Proposed Site Plan (drawing no. 2024/7696/003 rev P2)) shall be maintained for such purposes for the lifetime of the development and used for no other purpose.
REASON: To ensure adequate space within the site for vehicle movements and parking provision in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy TTP1 of the Ashford Hill with Headley Neighbourhood Plan 2022-2029.
6 The sightlines from the site access onto the B3051 as shown on the approved plan shall be retained in perpetuity with no obstruction to visibility exceeding 1.0m in height above the adjacent carriageway channel line.
REASON: To provide and maintain adequate visibility in the interests of highway safety in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy TTP1 of the Ashford Hill with Headley Neighbourhood Plan 2022-2029.
7 The development shall be operated in accordance with the approved Delivery and Site Management Plan for the lifetime of the development.
REASON: To ensure that the development does not have an adverse impact on highway safety or the free flow of traffic in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy TTP1 of the Ashford Hill with Headley Neighbourhood Plan 2022-2029.
8 The premises shall not open before 0800 hours or remain open after 1800 hours on Mondays to Saturdays or open before 10:00 hours or remain open after 16:00 hours on Sundays and Bank Holidays.
REASON: To protect the amenities of the occupiers of nearby properties in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Borough Local Plan 2011-2029.
9 Any car washing must be associated with the car sales business and at no point shall car washing be offered as an additional service to cars which are not purchased on site.
REASON: To ensure that the drainage measures have been fully considered and avoid unacceptable levels of traffic in accordance with Policies EM7, EM10 and CN9 of the Basingstoke and Deane Borough Local Plan 2011-2029 and Policy HD4 and TTP1 of the Ashford Hill with Headley Neighbourhood Plan 2022-2029.
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. A fee is payable for each submission made regardless of the number of conditions for which approval is sought. Details of the required fee can be found on our website - https://www.basingstoke.gov.uk/plan-app-process?chapter=81324#chapter81324 . 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 39 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:-
Requesting further information
considering the imposition of conditions and or the completion of a s.106 legal agreement (in accordance with paragraphs 56-59).
In this instance:
the application was notified 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 Borough Council declared a Climate Emergency during 2019 formally making this declaration at the meeting of Cabinet in September 2019. This recognises the need to take urgent action to reduce both the emissions of the Council's own activities as a service provider but also those of the wider borough. In this respect, the Council is working with consultants at present to identify appropriate actions to achieve the targets that have been set. Beyond the requirements of any conditions that may be applicable to this planning permission and the current planning policy framework, the applicant is encouraged to explore all opportunities for implementing the development in a way that minimises impact on climate change. Where this in itself might require separate permission applicants can contact the council for advice through the following link: https://www.basingstoke.gov.uk/plan-app-process. For information more generally on the Climate Emergency please visit: https://www.basingstoke.gov.uk/climateemergency.
4. The applicant is advised that this permission is only pursuant to the Town and Country Planning Act 1990 and is advised to contact the Planning and Development Manager with regard to the necessary consents applicable under the Building Regulations.
5. This permission only relates to development under the Town and Country Planning Act 1990 and does not extend to any permissions under the Town and Country (Listed Buildings and Conservation Areas) Act 1990 and that listed building consent would be required for any alterations to the fabric of the building.
6. The application does not include any approval of signage that has been installed at the premises and as such separate advertisement consent and listed building consent is required.
7. The applicant is advised that trade effluent consent may be needed from the sewerage undertaker to discharge any runoff to mains sewers from the car washing proposed.
4. Application - 24/00675/FUL: Conversion of existing cart shed to habitable accommodation, ancillary to Farm Cottage and erection of single storey link extension. Demolition of existing garage and erection of new home office/utility/annexe at Old House.
The Committee considered the report set out on pages 61 to 89 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 concentrated on whether the heritage asset could be repaired and retained rather than demolished.
Members believed that they had insufficient information to determine the proposal and agreed to defer the application.
RESOLVED that: the application be DEFERRED to seek further information in relation to the structural report on the existing garage to demonstrate whether it can be repaired and retained.
5. Application - 24/00676/LBC: Conversion of existing cartshed to habitable accommodation, ancillary to Farm Cottage and erection of single storey link extension. Demolition of existing garage and erection of new home office/utility/annexe at Old House.
The Committee considered the report set out on pages 61 to 89 of the agenda together with the further material set out on the addendum sheet and other matters discussed at the meeting.
As the previous application was deferred for additional information. Members agreed to also defer the Listed Building Consent.
RESOLVED that: the application be DEFERRED to seek further information in relation to the structural report on the existing garage to demonstrate whether it can be repaired and retained.
Interest
Name
Item no./Topic
Support
Mr Jamieson
Item 1 – 23/03012/FUL
Parish Council
Mr Denham
Item 2 – 25/00853/OUT
Support
Mr O’Neill
Item 2 – 25/00853/OUT
Support
Mr Chodha on behalf of Mr Margrave
Item 3 – 23/02548/FUL
Support
Mr Pettitt
Item 4 – 24/00675/FUL
Support
Ms Sladen
Item 4 – 24/00675/FUL
Support
Mr Pettitt
Item 5 - 24/00676/LBC
Support
Ms Sladen
Item 5 - 24/00676/LBC
1. Application – 23/03012/FUL: Solar farm and associated development. Site: Land At Hook Lane Malshanger Hampshire
The Committee considered the report set out on pages 61 to 89 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 although there was a negative impact on the landscape character of the area, on balance the benefit of the renewable energy scheme outweighed the harm.
Members highlighted that the loss of agricultural land would be for a temporary period.
Whilst the proposal would cause disruption during the construction phase. Members referred to the assessment of the Highway Authority who considered the operation of the highway would be manageable through conditions.
RESOLVED that: the application be APPROVED subject to the conditions listed below and that authority is delegated to the Head of Planning and Infrastructure to authorise the making of an order for diversion of any footpath under Section 257 of the Town and Country Planning Act as it is necessary to enable the development to be carried out in accordance with the application for planning permission
Conditions
1 Approved Plans
The development hereby permitted shall be carried out in accordance with the following approved plans:
Access Route North Rev B2 (Shows northern portion of access route) recived 18th March 2025
Access Route Rev A3 (Shows southern northern portion of access route) recived 18th March 2025
Cable Trench (Cross Section) Rev A1 received 14th November 2025
Cable Route Plan 1 Rev A2 (Ariel Plan) received 7th May 2025
Cable Route Plan 2 (Ariel Plan) Received 7th May 2025
Cable Route North Rev A3 (Oil Pipeline Added) received 7th May 2025
Cable Route South Rev A3(Oil Pipeline Added) received 7th May 2025
CCTV Rev A1 recived 5th December 2023
Compound Area North Rev A1 received 21st January 2026
Compound Area Rev A3 (southern compound) received 18th March 2025
Directional Drilling Plan - Cable Route North Rev A1 received 14th November 2025
Directional Drilling Plan - Cable Route South Rev A1 received 14th November 2025
Existing Site Plan Rev A2 received 5th December 2025
Fence Detail Rev A1 received 5th December 2023
Gate Details Rev A1 received 5th December 2023
Inverter Station Rev A1 received 5th December 2023
Location Plan (10k access route OS) dated 10/03/2025 recived 18th March 2025
Location Plan (10k Cable Route OS) received 5th December 2023
Location Plan (25k OS) dated 10/03/2025 18th March 2025
Racking Details Rev 1 received 5th December 2023
Site Design Rev H5 (Full Red Line) received 21st January 2026
Site Design Rev H5 (mast removed) (main area A1 Paper Size) received 21st January 2026
Storage Container Rev A1 received 5th December 2023
Switchgear Housing Rev A1 received 5th December 2023
33kv DNO Substation Rev A1 received 5th December 2023
REASON: For the avoidance of doubt and in the interests of proper planning.
2 Time limit - implementation
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 Time limit - operations
The development hereby permitted shall be for a temporary period only to expire 40 years after the first export date of electricity from the development. Written confirmation of the first export date shall be provided to the Local Planning Authority within one month after the event. The solar farm and its ancillary equipment shall be dismantled and removed from the site and the land restored in accordance with the approved decommissioning and restoration scheme within a period of 41 following the first export date.
REASON: The development is not considered suitable for permanent retention and to enable the impacts to be assessed as to the impacts on the landscape character and visual amenity in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029 objective A of the Wootton St Lawrence Parish Neighbourhood Plan (2016-2029) and the aims of National Planning Policy Framework (2024).
4 Final Details
Notwithstanding condition 1, no development hereby permitted shall commence until details of the final locations, alignment, design, finishes, colour and materials including details of non-chrome, non-reflective materials to be used for the panel arrays, inverters, Distribution Network Operator (DNO) substation (comprising of no more than 8 plant rooms/structures), storage containers, transformers, CCTV cameras, fencing and any other structure required for the operation of the site as a solar farm have been submitted to and approved in writing by the local planning authority.
The plans approved in condition 1 represent the maximum parameters of the development and the following features should not exceed the following measurements:
Solar Panels - Maximum height of 3.0 metres,
Inverter Units - Maximum dimensions of 3.1 metres wide by 3.2 metres in height and 13m in length,
DNO Substation - Maximum dimensions of 4 metres wide by 4m in height by 13 metres in length.
Switchgear Housing - Maximum dimensions of 4m wide, 4m in height and 13m in length.
Woodland buffers - minimum distance to be provided at detailed scale to demonstrate sufficient buffer to allow for the natural life cycle of the woodland.
For the avoidance of doubt, the proposed locations of panel arrays or any other structure required for the operation of the site as a solar farm shall not extend any further than as shown on the Site Design Rev H5 (mast removed) (main area A1 Paper Size) received 21st January 2026.
The development shall be carried out in accordance with the approved details.
REASON: To improve the appearance of the site in the interests of visual amenity, residential amenity, tree protection, ecology and to highway safety accordance with Policies CN9, EM1, EM4 and EM10 of the Basingstoke and Deane Local Plan 2011-2029, objective A of the Wootton St Lawrence Parish Neighbourhood Plan (2016-2029), Policy 10 of the Oakley and Deane Neighbourhood Plan (2011-2029) and the aims of National Planning Policy Framework (2024).
5 Early removal and decommissioning
If the solar farm hereby permitted ceases to operate for a continuous period of 12 months, then a scheme for the decommissioning and removal of the solar farm and ancillary equipment together with the restoration of the site shall be submitted within 6 months of the end of the cessation period to the Local Planning Authority for written approval. The scheme shall make provision for:
- the removal of the solar panels and associated above ground works approved under this permission;
- the management and timing of any works;
- a traffic management plan to address likely traffic impact issues during the decommissioning period;
- an environmental management plan to include details of measures to be taken during the decommissioning period to protect wildlife and habitats;
- details of site restoration; and
- an implementation timetable.
The decommissioning of the site shall be carried out in accordance with the approved scheme.
REASON: To ensure that the decommissioning and restoration of the site is carried out in a managed approach that minimises the impacts on the natural, built and historic environment and upon highway safety in accordance with Policies EM1, EM4, EM10, EM11, EM12 and CN9 of the Basingstoke and Deane Local Plan 2011-2029, objectives A, D and F of the Wootton St Lawrence Parish Neighbourhood Plan (2016-2029), Policy 10 of the Oakley and Deane Neighbourhood Plan (2011-2029) and the aims of National Planning Policy Framework (2024).
Note the requirements of condition 20.
6 Removal and decommissioning
Within a period of 39 years and 6 months following the first export date, a scheme for the decommissioning of the solar farm and its ancillary equipment and restoration of the site, shall be submitted to and approved in writing by the Local Planning Authority (except in the event that Condition 5 has been triggered and decommissioning has been completed). The scheme shall incorporate the criteria set out within Condition 5 as a minimum. The decommissioning of the site shall be carried out in accordance with the approved scheme.
REASON: To ensure that the decommissioning and restoration of the site is carried out in a managed approach that minimises the impacts on the natural, built and historic environment and upon highway safety in accordance with Policies EM1, EM4, EM10, EM11, EM12 and CN9 of the Basingstoke and Deane Local Plan 2011-2029, objectives A, D and F of the Wootton St Lawrence Parish Neighbourhood Plan (2016-2029), Policy 10 of the Oakley and Deane Neighbourhood Plan (2011-2029) and the aims of National Planning Policy Framework (2024).
Note the requirements of condition 20.
7 Management of containers
Following the first export date all containers on site shall be sited at ground level and no containers shall be stacked.
REASON: To have regard to the landscape character in accordance with the National Planning Policy Framework (2024) and Policy EM1 of the Basingstoke and Deane Local Plan 2011-2029, objectives A and D of the Wootton St Lawrence Parish Neighbourhood Plan (2016-2029) and Deane Neighbourhood Plan (2011-2029) and the aims of National Planning Policy Framework (2024).
8 Landscape details
Notwithstanding the details submitted, within 3 months of the commencement of development, full details of both hard and soft landscape proposals including a Landscape Management Plan to address all existing and new landscape features and how they shall be managed, shall be submitted to and approved in writing by the Local Planning Authority.
These details shall include, as appropriate, proposed finished levels or contours, means of enclosure, car parking layouts, hard surfacing materials and minor artefacts and structure (e.g. signs, lighting, external services, etc).
Soft landscape details shall include planting plans, specifications (including cultivation and other operations associated with plant and grass establishment), schedules of plants, (including replacement trees where appropriate) noting species, planting sizes and proposed numbers/densities where appropriate, as well as any works to enhance wildlife habitats where appropriate.
In addition, implementation timetables detailing all operations to be carried out to allow successful establishment of soft landscaping, shall be submitted to and approved in writing by the Local Planning Authority before development commences.
All hard and soft landscaping works shall be carried out in accordance with the approved details before or during the first available planting season following the first commercial export of energy.
Any trees or plants which, within a period of five years after planting, are removed, die or become seriously damaged or defective, shall be replaced in the next planting season with others of species, size and number as originally approved.
REASON: Details are required in order to improve the appearance of the site in the interests of visual amenity, residential amenity and to highway safety accordance with Policies CN9, EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and the National Planning Policy Framework (2024), objective A of the Wootton St Lawrence Parish Neighbourhood Plan (2016-2029), Neighbourhood Plan (2011-2029) and the aims of National Planning Policy Framework (2024).
9 Arboricultural Method Statement and Tree Protection Plan
No development including site preparation, material storage and ground works shall commence on site until an Arboricultural Method Statement including a Tree Protection Plan (AMS/TPP) has been submitted to and approved in writing by the Local Planning Authority. The AMS/TPP shall demonstrate a BS5837 compliant installation methodology to demonstrate that Arboricultural impacts will be reduced to an acceptable level and shall include, but not limited to: -
a) Assessment of construction traffic impacts on trees along the access route, from conflict between overhanging canopies and large high sided vehicles. Where any risk of contact is identified, appropriate mitigation measures, such as selective crown lifting or pruning in accordance with BS 3998:2010, shall be specified.
b) Location of all proposed passing places and the impact on any Root Protection Areas (RPAs).
c) The final cable route and the impact on Root Protection Areas (RPAs).
d) Incursion into Root Protection Areas (RPAs) shall be avoided wherever possible and only considered as a last resort. Trenching within RPAs is not acceptable for cable installation. Where cable runs must traverse RPAs, directional drilling to a minimum depth of 1m shall be employed to minimise root damage, subject to the prior approval of a detailed methodology within the Arboricultural Method Statement (AMS).
e) Full, scaled details showing the exact alignment, dimensions and depths of the swales (including sections) and their relationship to the RPAs of adjacent trees and a construction methodology that demonstrates how tree roots and above ground features will be protected (including any no dig measures, tree protection fencing and supervision by an arboriculturist).
f) Tree protection measures to safeguard the trees and hedgerows around the perimeter of the fields containing solar arrays and the skylark mitigation land.
The approved tree protection measures shall be erected prior to any site activity commencing and maintained until completion of the development.
No development or other operations shall take place other than in complete accordance with the approved Arboricultural Method Statement and Tree Protection Plan.
REASON: Details are required in order 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 Policy EM1 of the Basingstoke and Deane Local Plan 2011- 2029, objective A of the Wootton St Lawrence Parish Neighbourhood Plan (2016-2029), and the aims of National Planning Policy Framework (2024).
10 Written Scheme of Investigation (Archaeological Protection Areas)
Prior to commencement of development, a Written Scheme of Investigation (Archaeological Protection Areas) shall be submitted to, and approved in writing by the Local Planning Authority that shall include a mitigation strategy for the preservation of underlying archaeology within the Archaeological Protection Areas.
The Written Scheme of Investigation (Archaeological Protection Areas) shall set out: -
a) The methodology to secure the ongoing protection of these areas both during construction, operation and decommissioning of the solar array and associated infrastructure.
b) Detailed site plan showing any Archaeological Exclusion Zones to be included, defining areas within which development will be excluded or provide sufficient design mitigation to avoid any impact to below ground archaeological deposits.
c) Full details of the final construction methods to be implemented for any works in these areas.
d) Provision to be made for analysis of the site investigation and recording.
e) Nomination of a competent person or persons/organisation to undertake the works set out within the Written Scheme of Investigation (Archaeological Protection Areas).
Once approved in writing the development shall then be carried out in full accordance with the approved Written Scheme of Investigation (Archaeological Protection Areas).
Note: The Archaeological Protection Areas are identified on the plan at Appendix 2 of the Historic Environment Assessment Dated December 2024 Produced by Armour Heritage and duplicated on approved plan "Site Design Rev H5".
REASON: Details are required prior to commencement because insufficient information has been submitted with the application in this regard, to minimise the risk of accidental damage to the site of archaeological interest in accordance with Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029, objective D of the Wootton St Lawrence Parish Neighbourhood Plan (2016-2029) and the aims of National Planning Policy Framework (2024).
11 Written Scheme of Investigation (Remainder of red line area)
Prior to commencement of development, a Written Scheme of Investigation (Remainder of red line area) shall be submitted to, and approved in writing by the Local Planning authority that shall include an archaeological mitigation strategy outside the APAs that monitors the impacts of the development. The Written Scheme of Investigation (Remainder of red line area) shall set out: -
a. The methodology an archaeological mitigation strategy outside the APAs monitoring the impacts of the more substantive elements of the development, such as access, structures and cables.
b. Identification of areas of substantial impact, including but limited to tracks, deep cables, and hardstanding but excluding the installation of array and shallow cable trenching. The definition of shallow and deep to be agreed in the document to relative to the infliction of archaeological harm. Excludes the cable route on the PROW and highway.
c. Provision to be made for analysis of the site investigation and recording.
d. Nomination of a competent person or persons/organisation to undertake the works set out within the Written Scheme of Investigation (Remainder of Red Line).
Once approved in writing the development shall then be carried out in full accordance with the approved Written Scheme of Investigation (Remainder of red line area).
REASON: Details are required prior to commencement because insufficient information has been submitted with the application in this regard, to minimise the risk of accidental damage to the site of archaeological interest in accordance with Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029, objective D of the Wootton St Lawrence Parish Neighbourhood Plan (2016-2029) and the aims of National Planning Policy Framework (2024).
12 Compliance with Biodiversity Management Plan
The development hereby approved shall be carried out in accordance with the Biodiversity Management Plan by Wychwood Ecology dated 11th March 2025 for the whole life of the development. Any planting shall take place before or during the first available planting season following the first commercial export of energy.
REASON: In order to deliver enhancements and net gains for biodiversity in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029, Policy 10 of the Oakley and Deane Neighbourhood Plan 2011-2029, Policy WSL 4 of the Wotton St Lawrence Neighbourhood Plan 2016-2029 and the National Planning Policy Framework (December 2024).
13 Ecological Mitigation and Enhancement Strategy
Prior to the commencment of development an Ecological Mitigation and Enhancement Strategy (EMES) shall be submitted to and approved in writing by the Local Planning Authority relating to protected species including great crested newt, hazel dormouse, reptiles, nesting birds and badgers (both construction and operational phases). The EMES shall be in accordance with recommendations and procedures contained within Environmental Statement Addendum Chapter 9 Ecology by Focus Environmental Consultants dated January 2025 and shall include:-
a) Description and evaluation of features to be managed;
b) Ecological trends and constraints on site that might influence management;
c) Aims and objectives of management which will (without limitation) include the provision of biodiversity net gain within the site as shown within the biodiversity net gain assessment & reasoning for proposed habitat creation and enhancement (wildlife trust consultancies, July 2024);
d) Appropriate management options for achieving aims and objectives;
e) Details of appropriate species-specific biodiversity enhancement features as specified but not limited to the features contained within the submitted biodiversity net gain assessment;
f) Should the site require lighting, details of appropriate wildlife sensitive lighting strategy to include a lux plan of the site is required;
g) Prescriptions for management actions;
h) Preparation of a work/implementation schedule (including an annual work plan capable of being rolled forward over a forty-year period);
i) Details of the body or organization responsible for implementation of the EMES; and
j) Ongoing monitoring and remedial measures.
The EMES shall also include details of the mechanism(s) by which the long-term implementation of the EMES will be secured by the developer with the management body(ies) responsible for its delivery. The EMES shall be for no less than a 40 year period. The EMES shall also set out (where the results from monitoring show that conservation aims and objectives of the EMES are not being met) how contingencies and/or remedial action will be identified, agreed and implemented so that the development still delivers the fully functioning biodiversity objectives of the originally approved scheme.
Once approved in writing the development shall be carried out in accordance with the approved EMES.
REASON: Details are required prior to commencment in order to meet the protection under the Conservation of Habitats and Species Regulations 2017 (Amended), The Wildlife and Countryside Act 1981 (Amended) and The Badgers Act 1992 and Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029, Policy 10 of the Oakley and Deane Neighbourhood Plan (2011-2029) and the aims of National Planning Policy Framework (2024).
14 Construction Environmental Management Plan (Ecology)
No development hereby permitted shall commence (including ground works and vegetation clearance) until a Construction Environmental Management Plan (Ecology) (CEMP (Ecology)) has been submitted to and approved in writing by the local planning authority. The CEMP (Ecology) shall include the following:
a) Risk assessment of potentially damaging construction activities;
b) Identification of "biodiversity protection zones";
c) Practical measures (both physical measures and sensitive working practices) to avoid or reduce impacts during construction (may be provided as a set of method statements);
d) The location and timing of sensitive works to avoid harm to biodiversity features;
e) The times during construction when specialist ecologists need to be present on site to oversee works;
f) Responsible persons and lines of communication;
g) The role and responsibilities on site of an ecological clerk of works or similarly competent person;
h) Use of protective fences, exclusion barriers and warning signs; and
i) Measures for controlling the use of temporary site lighting whether required for safe working or for security purposes.
The approved CEMP (Ecology) shall be adhered to and implemented throughout the construction period in accordance with the approved details.
REASON: Details are required prior to commencment in order to comply with the requirements of Policies EM1, EM4 and EM10 of the Basingstoke and Deane Local Plan 2011-2029, Policy 10 of the Oakley and Deane Neighbourhood Plan 2011-2029, Policy WSL 4 of the Wotton St Lawrence Neighbourhood Plan 2016-2029, the National Planning Policy Framework (December 2024) and the aims of the North Wessex Downs National Landscape Management Plan 2025-2030.
15 Construction Environmental Management Plan (Amenity)
No development shall take place until a site-specific Construction Environmental Management Plan (Amenity) (CEMP (Amenity)) has been submitted to and been approved in writing by the Local Planning Authority. The CEMP (Amenity) must demonstrate the adoption and use of the best practicable means to reduce the effects of noise, vibration, dust and site lighting. The CEMP (Amenity) shall include but not be limited to the list below and the topics within the Indicative Traffic Management Plan (Revision 2) October 2025:
a) Procedures for maintaining good public relations including complaint management, public consultation and liaison;
b) Arrangements for liaison with the Council's Environmental Protection Team;
c) Hours of construction - No work relating to the construction of the development hereby approved, including works of demolition or preparation prior to operations, 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 holidays.
d) Hours of deliveries to and removal of plant, equipment, machinery and waste from the site must only take place within the permitted hours detailed above.
e) 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.
f) Procedures for emergency deviation of the agreed working hours.
g) BDBC encourages all contractors to be 'Considerate Contractors' when working in the Borough by being aware of the needs of neighbours and the environment.
h) Control measures for dust and other air-borne pollutants.
i) Details of wheel washing facilities that prevent deposits on the highway.
j) Measures for controlling the use of temporary site lighting whether required for safe working or for security purposes.
k) Details of the 2 construction compounds showing:
- space for vehicle parking
- space for manoeuvring so that vehicles can enter and leave in a forward gear
- area of storage
- any amenity buildings.
The approved CEMP (Amenity) shall be adhered to and implemented throughout the construction period in accordance with the approved details.
REASON: Details are required prior to commencment 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, objective F of the Wootton St Lawrence Parish Neighbourhood Plan (2016-2029) and the aims of National Planning Policy Framework (2024).
16 Work Compounds
No other construction compounds shall be implemented other than the two shown on the approved plans (condition 1).
Within 3 months of the commencment of development, details for the removal and reinstatement of the land utilised for these two compounds shall be submitted to and approved in writing and shall include: -
a) timetable for the removal of all materials, buildings, hardstanding and any other items brought onto the site during the construction
b) details of reinstatement including timetable and methodology for works and any planting.
The approved scheme shall be adhered to and implemented throughout the construction period in accordance with the approved details.
REASON: Details are required to improve the appearance of the site in the interests of visual amenity, residential amenity and to highway safety accordance with Policies CN9, EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029, objective F of the Wootton St Lawrence Parish Neighbourhood Plan (2016-2029) and the aims of National Planning Policy Framework (2024).
17 Control of lighting
Whether or not development, no external lighting or CCTV cameras other than those approved by this application shall be installed or placed (either temporary or permanent) within the red line without the express permission of the Local Planning Authority on a planning application for any such lighting.
Note: The approved lighting is as stated in the Biodiversity Management Plan by Wychwood Ecology dated 11th March 2025.
REASON: In order to maintain the dark sky of this area in accordance with Policies EM1 and EM4 of the Basingstoke and Deane Local Plan 2011-2029, Policy 10 of the Oakley and Deane Neighbourhood Plan 2011-2029, Policy WSL 4 of the Wotton St Lawrence Neighbourhood Plan 2016-2029, the National Planning Policy Framework (December 2024) and the aims of the North Wessex Downs National Landscape Management Plan 2025-2030.
18 Drainage Management
Prior to the commencement of the development hereby approved, details for the long term maintenance arrangements for the surface water drainage system shall be submitted to and approved in writing by the Local Planning Authority. The submitted details shall include:
a) Maintenance schedules for each drainage feature type and ownership.
b) Details of maintenance and protection measures for the wider site to ensure that runoff rates do not increase from soil compaction or loss of vegetation.
Once approved in writing the development shall be retained and maintained in accordance with the approved details.
REASON: Details are required prior to commencment to ensure the satisfactory maintenance of drainage systems and to ensure that there is no flood risk on or off site resulting from the proposed development, in accordance with Policy EM7 of the Basingstoke and Deane Local Plan 2011- 2029 and the National Planning Policy Framework (2024).
19 Highways condition survey (Pre commencment)
No development hereby permitted shall commence until a highway pre-condition survey detailing the condition of the roads along the construction traffic route consisting of (in part) Ivy Down Lane, Malshanger Lane, Summer Down Lane and Hook Lane has been submitted to and approved in writing by the Local Planning Authority. For the avoidance of doubt, the applicant, or their agents or successors in title, should ensure that the Local Highway Authority agrees the scope of the highway pre-condition survey, which shall include a full photographic survey.
The applicant, or their agents or successors in title, shall be required to monitor the condition of the roads for the duration of the works and the findings of the condition survey to be monitored and reported to the Local Planning Authority at least every 6 months throughout the construction period and any defects or damage attributable to construction activity to be rectified and/or repaired by the applicant, or their agents or successors in title at a timescale given by the Local Planning Authority (acting reasonably).
REASON: Details are required prior to commencment in the interests of highway safety in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029, objective F of the Wootton St Lawrence Parish Neighbourhood Plan (2016-2029) and the aims of National Planning Policy Framework (2024).
20 Highways condition survey (Pre decommissioning)
Prior to the commencement of any decommissioning works related to the development hereby permitted (either through conditions 5 or 6), a highway pre-condition survey detailing the condition of the roads along the decommissioning traffic route shall be submitted to and approved in writing by the Local Planning Authority. For the avoidance of doubt, the applicant, or their agents or successors in title, shall ensure that the Local Highway Authority agrees the scope of the highway pre-condition survey which shall include a full photographic survey. The applicant, or their agents or successors in title, shall monitor the condition of the roads for the duration of the decommissioning works and shall rectify and repair any defects or damage attributable to decommissioning activity at a timescale given by the Local Planning Authority (acting reasonably).
REASON: Details are required prior to commencment in the interests of highway safety in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029, objective F of the Wootton St Lawrence Parish Neighbourhood Plan (2016-2029) and the aims of National Planning Policy Framework (2024).
21 Highways Construction Traffic Management
Notwithstanding the details shown on the approved plans and based on the principles contained within the Indicative Traffic Management Plan (Revision 2) October 2025, the development shall not commence until a scheme of temporary traffic management measures has been submitted to and approved in writing by the Local Planning Authority in consultation with the Local Highway Authority. Construction shall be undertaken in accordance with the details shown on the approved scheme.
REASON: Details are required prior to commencment in the interests of highway safety in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029, objective F of the Wootton St Lawrence Parish Neighbourhood Plan (2016-2029) and the aims of National Planning Policy Framework (2024).
22 Highways PROW construction management
Notwithstanding the details shown on the approved plans, the development shall not commence until a scheme of how the Public Rights of Way (PROW) impacted by the implementation of the development hereby approved has been submitted to and approved in writing by the Local Planning Authority in consultation with the Local Highway Authority. The scheme shall include but not be limited to: -
a) how development will be implemented to retain access along the PROWs during construction other than any during any strictly necessary temporary closures of stretches of the PROW.
b) details of the reinstatement of the Public Right of Way.
c) timing of works.
Any works to the PROWs shall be undertaken in accordance with the details shown on the approved scheme. Other than in accordance with the approved scheme no vehicles, machinery, equipment, materials, spoil, scaffolding, or anything else associated with the works, use, or occupation of the development, shall be left on or near to and PROW (footpath, bridleway or byway) as to cause obstruction, hindrance, or a hazard to the public who retain the right to use the Public Right of Way at all times other than any during any strictly necessary temporary closures of stretches of the PROW.
REASON: Details are required prior to commencement to ensure that the PROWs network protected and remains accessible to the public and in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029, objective F of the Wootton St Lawrence Parish Neighbourhood Plan (2016-2029) and the aims of National Planning Policy Framework (2024).
23 Oil Pipeline
No development shall commence within any part of the application site until an implementation scheme showing how works will be constructed where the cable route crosses the underground High Pressure Oil Pipeline and the arrangements for ongoing access to maintain the pipeline have been submitted to and approved in writing by the Local Planning Authority. The scheme shall include, but is not limited to: -
a) Trial holes will be required at both locations
b) Risk assessment
c) Works method statement
d) Confirmation that mutually agreeable public liability insurance can be secured between the applicant, or their agents or successors in title and Exolum (or their successor in title or responsibility)
e) Scaled plans of the solar arrays showing provision for access and maintenance of the pipeline
f) Consultation with Exolum (or their successor in title or responsibility) demonstrating agreement with the scheme.
Once approved the development shall be carried out in full accordance with the approved scheme for the perpetuity of the development.
REASON: Details are required prior to commencement to ensure that the cabling works, which are a fundamental part of the development, can be safely delivered and to prevent the implementation of the solar arrays without the surety that it was able to connect to the grid preventing unnecessary harm to the landscape character and visual apperance, biodiversity, trees, highways and heritage in accordance with Policies EM1, EM4, EM7, EM8, EM11, EM12 and CN9 of the Basingstoke and Deane Local Plan 2011-2029, Policy 10 of the Oakley and Deane Neighbourhood Plan 2011-2029, Policy WSL 4 and Objectives A, B, D and F of the Wotton St Lawrence Neighbourhood Plan 2016-2029, the National Planning Policy Framework (December 2024) and the aims of the North Wessex Downs National Landscape Management Plan 2025-2030.
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. A fee is payable for each submission made regardless of the number of conditions for which approval is sought. Details of the required fee can be found on our website - https://www.basingstoke.gov.uk/plan-app-process?chapter=81324#chapter81324 . 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 39 of the National Planning Policy Framework Page 149 (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;
- seeking amendments to the proposed development following receipt of the application;
- considering the imposition of conditions (in accordance with paragraphs 56-59).
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 Borough Council declared a Climate Emergency during 2019 formally making this declaration at the meeting of Cabinet in September 2019. This recognises the need to take urgent action to reduce both the emissions of the Council's own activities as a service provider but also those of the wider borough. In this respect, the Council is working with consultants at present to identify appropriate actions to achieve the targets that have been set. Beyond the requirements of any conditions that may be applicable to this planning permission and the current planning policy framework, the applicant is encouraged to explore all opportunities for implementing the development in a way that minimises impact on climate change. Where this in itself might require separate permission applicants can contact the council for advice through the following link: https://www.basingstoke.gov.uk/plan-app-process. For information more generally on the Climate Emergency please visit: https://www.basingstoke.gov.uk/climateemergency.
4. If the developer believes it is impractical to keep the PROW open during construction, the applicant will need to demonstrate all possible mitigating measures. If a temporary closure is applied for, giving 8-weeks' notice to the Service, and subsequently approved, the Service would ordinarily expect an applicant to provide a local alternative route at its liability for the duration of a temporary closure. Further information on how to apply for a Temporary Closure Notice can be found here:
Apply for a temporary closure | Environment | Hampshire County Council
5. Note to Applicant: The planning permission does not authorise the undertaking of any works within the highway (carriageway, footway or verge). Any works within the highway must be approved by S278 Agreement, details of which can be found at https://www.hants.gov.uk/transport/developers/constructionstandards
6. The planning permission does not authorise any temporary road closure. Any TTRO within the highway must be approved by HCC, please contact
temporary.road.closures@hants.gov.uk for further advice on the process
7. The applicant is advised that the Council gives encouragement for large scale developments to support opportunities for securing quality employment, training, development and apprenticeship opportunities working with local employment/training agencies, to include the voluntary and private sector providers, educational establishments plus Hampshire County Council's 'Hampshire Futures' Team. Further information can be provided by contacting the Economy and Culture Officer (Skills and Employability) or at the Basingstoke and Deane Borough Council website at Improving your skills and training (basingstoke.gov.uk).
8. In the event discoloured and/or odorous soils are encountered during foundations and other excavation works; or should any hazardous materials (including asbestos) or significant quantities of made ground be found, then all development works shall be stopped and the Local Planning Authority contacted immediately. A scheme of works to investigate the risks and / or the adoption of any required remedial measures should be submitted to, agreed and approved in writing by the Local Planning Authority prior to the recommencement of development works. It is the responsibility of the developer to ensure the safe development of the site and to carry out any appropriate land contamination investigation and remediation works and to ensure the 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. It also ensures that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors and promotes the interests of residential amenity.
2. Application - 25/00853/OUT: Outline application with all matters reserved except for access for up to 18 dwellings on 2 hectares of land, together with services and public open space. Site: Land To The South Of Rooksfield Ecchinswell Road Bishops Green Hampshire
The Committee considered the report set out on pages 61 to 89 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 highlighted that the site was included within the neighbourhood plan and would provide the required 40% provision of affordable housing.
It was believed that there would be an impact on the landscape of the area, but the 10% biodiversity gain was welcomed.
Generally, the felling of the Oak Tree would be a loss. However, it was recognised that the tree was in poor condition and the Tree Officer had no objection to the removal.
Members were content with the Highway Authorities assessment of the access and visibility splays and included conditions.
RESOLVED that: the application be APPROVED subject to the applicant entering into a legal agreement (in accordance with the Community Infrastructure Levy Regulations 2010, Policies CN1, CN6, EM1 and EM4 of the Basingstoke and Deane Borough Local Plan 1996-2011 and Policies ESBG12 and ESBG13 of the Ecchinswell, Sydmonton and Bishops Green Neighbourhood Plan 2022-2039 between the applicant and the Borough and County Councils to secure:
- 40% affordable housing including 70% rented and 30% intermediate provision
- On-site open space
- Equipped play contribution
- Landscape Maintenance
- Biodiversity Net Gain including Habitat Management and Monitoring Plan
- Off Site Pedestrian improvements to include footpath connection between Rooksfields and Eagle Road
Should the requirements set out above not be satisfactorily secured, then the Head of Planning and Infrastructure be delegated to REFUSE permission for appropriate reasons.
On completion of the legal agreement(s) the Head of Planning and Infrastructure be delegated to GRANT planning permission subject to the conditions listed at the end of the report.
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
Site Location Plan (drawing no. 4023_009_DWG_001_Site Local Plan_Rev A)
Developable Area (drawing no. 2023_009_DWG010)
REASON: For the avoidance of doubt and in the interests of proper planning.
2 The development hereby permitted shall be begun either before the expiration of 3 years from the date of this permission, or before the expiration of 2 years from the date of approval of the last of the reserved matters to be approved, whichever is later.
REASON: To comply with Section 92 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.
3 Approval of the details of the layout, scale, appearance of the proposed building(s), and the landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Local Planning Authority in writing before any development is commenced.
REASON: In order to secure a satisfactory development and in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policies ESBG3, ESBG5 and ESBG13 of the Ecchinswell, Sydmonton and Bishops Green Neighbourhood Plan 2022-2039.
4 Application for approval of the reserved matters shall be made to the Local Planning Authority before the expiration of 3 years from the date of this planning permission.
REASON: To comply with Section 92 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.
5 Applications for the approval of reserved matters for layout, scale and appearance shall be supported by a statement of how the development will be of a high quality of sustainable design. This will include reference to how the layout, design and construction of the development will involve the efficient use of natural resources through reducing resource requirements in terms of energy demands and water use; the consideration of opportunities for renewable and low carbon energy technologies; the use of passive solar design to maximise the use of the sun's energy for heating and facilitate sustainable cooling of buildings; and the mitigation of flooding, pollution and overheating.
REASON: To ensure that measures to make the development sustainable and efficient in the use of energy are included in the development in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011 - 2029 and Policies ESBG3 and ESBG16 of the Ecchinswell, Sydmonton and Bishops Green Neighbourhood Plan 2022-2039.
6 Applications for the approval of reserved matters for landscaping details shall be accompanied by full details of both hard and soft landscape works to include a minimum of:
Hard landscape details shall include the design, type, position and scale of boundary treatments, boundary treatment materials (including finishes) and hardsurfacing materials.
How the hard surface materials comply with the drainage conditions 25 and 26
Soft landscape details shall include full planting plans, specification (including cultivation and other operations associated with plant and grass establishment), schedules of plants, noting species, planting sizes and proposed numbers /densities where appropriate. The landscaping scheme shall where reasonably practicable retain and enhance the existing boundary hedgerows and provide tree line streets.
Suitable landscaped buffers to Rookfield, and Featherbed Lane and the tree belt to the west of the site
Demonstrate how they will improve or maintain the functionality of the Green Infrastructure Network
Tree planting and replacement planting schedule to include the details of the new tree genus and species with use of native species where appropriate as well as tree sizes and pit rooting details following advice contained within BS:8545: 2014 Trees: From nursery to independence in the landscape - Recommendations;
The specification of tree planting pits together with a method statement for their construction and details of any irrigation or drainage infrastructure, tree root barriers (if necessary) to prevent damage or disruption to any proposed hard surfacing or underground services, drains or other infrastructure (including details of the location of external lighting) sufficient to demonstrate how the development is to be serviced without conflict to tree planting, with allowance for reasonable growth. Where applicable, tree pits shall utilise shared trenches and soil cells to allow adequate rooting area to extend underneath the proposed hard surfacing.
An implementation programme.
The development shall be carried out and thereafter maintained in accordance with the details so approved. The landscape management and maintenance of the site shall be adhered to through the obligations set out within the legal agreement to ensure its long term maintenance.
REASON: Details are required to ensure the provision, establishment and maintenance of a high standard of landscape in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policies ESBG3, ESBG5. Policy ESBG12 and ESBG13 of the Ecchinswell, Sydmonton and Bishops Green Neighbourhood Plan 2022-2039
7 Applications for the approval of reserved matters shall be in accordance with Policies CN1 and CN3 of the Basingstoke and Deane Local Plan 2011-2029 with particular regard to the provision of affordable housing, an appropriate housing mix and implementation of 15% accessible and adaptable homes. The development shall be carried out in accordance with the approved details.
REASON: Details are required to ensure that an appropriate proportion of market and affordable homes are designed into the scheme and that the requirements for adaptable and accessible homes are identified to accord with Policies CN1 and CN3 of the Basingstoke and Deane Local Plan 2011-2029 and Policy ESBG2 and ESBG3 of the Ecchinswell, Sydmonton and Bishops Green Neighbourhood Plan 2022-2039
8 Applications for the approval of reserved matters shall be accompanied by a measured survey (fixed to a point outside the site such as the public highway) and a plan prepared to a scale of not less than 1:500 showing details of existing and intended final ground levels and finished floor levels in relation to a nearby agreed datum point which shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details.
REASON: Details are required in the interests of the visual amenities of the area and in accordance with Policy EM1 of the Basingstoke and Deane Local Plan 2011-2029 and Policies ESBG3 and ESBG5 of the Ecchinswell, Sydmonton and Bishops Green Neighbourhood Plan 2022-2039.
9 Applications for the approval of reserved matters for 'appearance' shall be accompanied by a materials schedule setting out full details of the types, textures and colours of all external materials to be used whilst shall be 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 in the interests of the visual amenities of the area and in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policies ESBG3 and ESBG5 of the Ecchinswell, Sydmonton and Bishops Green Neighbourhood Plan 2022-2039.
10 Applications for the approval of reserved matters shall be submitted with a Refuse Waste Management Strategy which demonstrates vehicle tracking details for refuse vehicles throughout the site, includes details of refuse storage and collection facilities for each dwelling and communal bin stores and arrangement for any flatted development. Drawings shall show that refuse vehicles can access all refuse collection points and include the position, design, materials, finishes of such storage facilities and the surface materials from the carriageway to the waste container collection point shall be smooth and shall not hinder the movement of waste containers to the collection vehicle.
The areas of land so provided shall not be used for any purposes other than the storage (prior to disposal) or the collection of refuse and recycling and shall be thereafter retained and maintained as such in perpetuity.
No part of the development shall be occupied until refuse storage and collection facilities have been provided in full accordance with the approved details.
REASON: Details are required in the interests of general amenity, to ensure convenience of arrangements for refuse and recycling storage and collection are considered at the design stage and to ensure that no obstruction is caused on the adjoining highway, in the interest of highway safety and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
11 Applications for the approval of reserved matters shall be accompanied by full details of parking and cycle facilities for the dwellings that shall be in accordance with the adopted parking standards. The development hereby permitted shall not be occupied or the use commence, whichever is the sooner, until vehicle parking has been constructed, surfaced and marked out in accordance with the approved details. The area shall not thereafter be used for any purpose other than parking, loading and unloading of vehicles.
REASON: Details are required in the interests of highway safety and in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029 and Policies ESBG3 and ESBG17 of the Ecchinswell, Sydmonton and Bishops Green Neighbourhood Plan 2022-2039.
12 Applications for the approval of reserved matters shall be accompanied with details of the size, location and type of Open Space (including natural playable features) to be included within the development.
REASON: Details are required in order to ensure there is adequate open space and play infrastructure to support future residents of the development in accordance with Policy CN8 of the Basingstoke and Deane Local Plan 2011-2029 nd Policy ESBG3 of the Ecchinswell, Sydmonton and Bishops Green Neighbourhood Plan 2022-2039.
13 Applications for the approval of reserved matters shall be accompanied details of the layout, visibility splays, levels, gradients, sections of construction, finishing materials, lighting, and drainage of the estate roads, footpaths and cycleways. Development shall be carried out and maintained in accordance with the approved details.
REASON: Details are required in the interest of highway safety for all users and to reduce the traffic impact of the development in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029 and Policy ESBG3 of the Ecchinswell, Sydmonton and Bishops Green Neighbourhood Plan 2022-2039.
14 Applications for approval of reserved matters shall demonstrate that the noise emitted from the air source heat pump(s) shall not exceed 37 dB to comply with British Standard 4142 and be supported with the Microgeneration Certificate Scheme (MCS20). The scheme shall be approved by the Local Planning Authority, implemented before the use of the pumps commences and shall be thereafter maintained.
REASON: Details are required in the interests of residential amenity and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
15 Applications for approval of reserved matters shall be accompanied with a 2.0 metre footway to replace the existing access into the site.
REASON: Details are required to ensure the proper provision for pedestrians in the interests of highway safety in accordance with Policies Cn9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policies ESBG3 and ESBG17 of the Ecchinswell, Sydmonton and Bishops Green Neighbourhood Plan 2022-2039.
16 Applications for the approval of reserved matters for 'layout' and 'landscaping' shall be accompanied by an Arboricultural Method Statement and a Tree Protection Plan specific to the development proposals, all prepared in accordance with BS5837:2012 "Trees in relation to design, demolition and construction". The approved tree protection shall be erected prior to any site activity commencing and maintained until completion of the development. No development or other operations shall take place other than in complete accordance with the agreed details.
REASON: Details are required to ensure that reasonable measures are taken to safeguard trees in the interests of the local amenities and the enhancement of the development itself, 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.
17 No development shall take place, (including site preparation and any groundworks), on each phase of development as agreed under condition 5 of this permission, until a site-specific Construction Environmental Management Plan (CEMP) has been submitted to and approved in writing by the Local Planning Authority. The CEMP shall demonstrate the adoption and use of best practicable means to reduce the effects of noise, vibration, dust and site lighting including impacts on biodiversity. The CEMP shall include
a) procedures for maintaining good public relations including complaint management, public consultation and liaison;
b) arrangements for liaison with the Council's Environmental Protection Team;
c) all works and ancillary operations which are audible at the site boundary, or at such other place as may be agreed in writing with the Local Planning Authority, shall be carried out only between the following hours: 0730 hours and 1800 hours on Mondays to Fridays and 0800 and 1300 hours on Saturdays and at no time on Sundays and Bank Holidays;
d) deliveries to and removal of plant, equipment, machinery, materials and waste from the site shall only take place within the permitted hours detailed above;
e) 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;
f) procedures for emergency deviation of the agreed working hours;
g) control measures for dust and other air-borne pollutants;
h) measures for controlling the use of site lighting whether required for safe working or for security purposes; and
The approved CEMP shall be adhered to throughout the construction period for that phase.
REASON: Details are required prior to commencement of the development to protect the amenities of the occupiers of nearby properties during the construction period and to ensure that the construction process is undertaken in a safe and convenient manner that limits impact on local roads and in the interests of highway safety and avoiding impacts on biodiversity in accordance with Policies CN9, EM4, EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
18 No development (including site preparation) shall take place 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:
a) 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);
b) loading and unloading of plant and materials away from the maintainable public highway;
c) storage of plant and materials used in constructing the development away from the maintainable public highway;
d) management of construction traffic and access routes
e) wheel washing facilities;
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 public rights of ways and in the interests of highway safety and in accordance with Policies CN9, EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
19 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 desk top study carried out by a competent person documenting all the previous and existing land uses of the site and adjacent land in accordance with national guidance as set out in Contaminated Land Research Report Nos. 2 and 3 and BS10175:2011;
and, unless otherwise agreed in writing by the Local Planning Authority,
(b) 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, unless otherwise agreed in writing by the Local Planning Authority,
(c) 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.
Important note: Unless part (a) identifies significant contamination, it may transpire that part (a) is sufficient to satisfy this condition, meaning parts (b) and (c) need not be subsequently carried out. This would need to be agreed in writing by the Local Planning Authority.
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 Contamination Land Guidance at: https://www.gov.uk/contaminated-land, Last accessed October 2019.
REASON: Details are required 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(c) that any remediation scheme required and approved under the provisions of condition 19(c) 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 19(c), unless otherwise agreed in writing by the Local Planning Authority.
REASON: Details are required 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 development shall not be brought into use until the means of vehicular access is constructed in accordance with the approved access
arrangement shown on Drawing No. Technical Note 27270-02-2 Rev. A.
This must be in accordance with the requirements and details required under Condition 22.
REASON: In the interests of highway safety in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy ESBG3 of the Ecchinswell, Sydmonton and Bishops Green Neighbourhood Plan 2022-2039.
22 Notwithstanding the means of vehicular access in Condition 21, the development shall not be brought into use until detailed geometry of the visibility splays, informed by speed survey data where necessary, is submitted to and approved in writing by the Local Authority in consultation with the Highways Authority. Following the approved visibility splays, no structure, planting or boundary treatment exceeding 1.0 metre in height shall thereafter be placed within the final agreed visibility splays.
REASON: Details are required in the interests of highway safety in acccordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy ESBG3 of the Ecchinswell, Sydmonton and Bishops Green Neighbourhood Plan 2022-2039.
23 The development shall be carried out in accordance with the recommendations and procedures contained within Chapter 4 Potential Impacts and
Recommendations of the Ecological Appraisal and Biodiversity Net Gain Assessment by Future Nature WTC Ltd 3/2025.
REASON: In order to prevent adverse impacts on key habitats and key species in line with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 and Polices ESBG3 and ESBG12 of the Ecchinswell, Sydmonton and Bishops Green Neighbourhood Plan 2022-2039.
24 No external lighting (either during construction or on occupation of the development) shall be installed unless this has been first submitted to and approved in writing by the Local Planning Authority. The external lighting scheme shall include full lighting specifications and address the cumulative effects of all external lighting sources upon the rural location and nocturnal animals sensitive to external lighting (principally bats and dormice) taking into account guidance note 8 Bats and Artificial Lighting at Night by The Institution of Lighting Professionals and The Bat Conservation Trust. The scheme should ensure there is no adverse impact on residential amenity from the proposed lighting. The lighting shall be operated and maintained in accordance with the approved scheme in perpetuity.
REASON: Details are required in order to prevent impacts upon roosting and foraging bats which are protected under the Conservation of Habitats and Species Regulations 2017, in the interest of the rural landscape to protect dark skies and in the interests of residential amenity in accordance with Policies EM1, EM4 and EM12 of the Basingstoke and Deane Local Plan 2011-2029 and Policies ESBG3, ESBG12 and ESBG15 of the Ecchinswell, Sydmonton and Bishops Green Neighbourhood Plan 2022-2039.
25 No development shall begin until a detailed surface water drainage scheme for the site, has been submitted and approved in writing by the
Local Planning Authority. The submitted details should include:
a. A technical summary of the surface water drainage design.
b. Infiltration test results undertaken in accordance with BRE365 and providing a representative assessment of those locations
where infiltration features are proposed and winter groundwater monitoring demonstrating a minimum 1m unsaturated zone
between the base of any proposed infiltration feature and the peak measured groundwater level.
c. Detailed drainage plans to include type, layout and dimensions of drainage features including references to link to the drainage
calculations.
d. Detailed drainage calculations to demonstrate existing runoff rates are not exceeded and there is sufficient attenuation for
storm events up to and including 1:100 + climate change.
e. Evidence that urban creep has been included within the calculations.
f. Confirmation that sufficient water quality measures have been included to satisfy the methodology in the Ciria SuDS Manual
C753.
g. Exceedance plans demonstrating the flow paths and areas of ponding in the event of blockages or storms exceeding design
criteria.
The development shall be implemented in full accordance with the approved detail and retained and maintained in accordance with those approved details for its lifetime.
REASON: Details are required prior to commencement in order to prevent the increased risk of flooding, both on and off site in accordance with Policy EM7 of the Basingstoke and Deane Local Plan 2011-2029.
26 The development shall not be occupied until details for the long term maintenance arrangements for the surface water drainage system have been submitted to and approved in writing by the Local Planning Authority. The submitted details shall include maintenance schedules for each drainage feature type and clarification of ownership. The details shall be carried out in accordance with the approved details and maintained in perpetuity.
REASON: Details are required prior to occupation in order to assess the longterm maintenance of surface water arrangements in accordance with Policy EM7 of the Basingstoke and Deane Local Plan 2011-2029.
27 No development (including site preparation) shall take place until the applicant has secured the implementation of a programme of archaeological assessment in accordance with a Written Scheme of Investigation (WSI) for the archaeological evaluation of the site has been submitted to and approved by the Planning Authority in order to recognise, characterise and record any archaeological features and deposits that may exist here. The assessment should take the form of trial trenches located across the whole of the application area. The investigation shall be carried out in accordance with the details so approved.
REASON: Details are required prior to commencement because insufficient information has been submitted with the application in this regard, to allow for the recording of items of archaeological interest in accordance Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029.
28 No development (including site preparation) shall commence on site until a programme of archaeological mitigation in accordance with the approved written scheme of investigation as secured under Condition 27. has been submitted to and approved in writing by the Local Planning Authority. The programme of archaeological mitigation shall include where appropriate, details of a post-excavation assessment, specialist analysis and reports, the method of archaeological recording of archaeological remains to mitigate the impact of development and details of any publication and public engagement. The development shall be carried out in accordance with the approved details.
REASON: Details are required prior to commencement because insufficient information has been submitted with the application in this regard to mitigate the effect of the works associated with the development upon any heritage asset and to contribute to the knowledge and understanding of our past by ensuring that information regarding these heritage assets is preserved by record for future generations in accordance with Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029.
29 Following completion of the on-site archaeological fieldwork, a report shall be submitted to the Local Planning Authority and the Hampshire County Council Archaeologist in accordance with the approved programme of archaeological investigation as required by condition 28. This report shall include where appropriate, a post-excavation assessment, specialist analysis and reports, details of publication and public engagement.
REASON: Details are required in order to contribute to the knowledge and understanding of our past by ensuring that opportunities are taken to capture evidence from the historic environment and to make this publicly available in accordance with the Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029.
30 The development hereby 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: Details are required prior to occupation 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.
31 The effect of paragraph 13 of Schedule 7A to the Town and Country Planning Act 1990 is that planning permission granted for the development of land in England is deemed to have been granted subject to the condition "(the biodiversity gain condition") that development may not begin unless:
(a) a Biodiversity Gain Plan has been submitted to the planning authority,
and
(b) the planning authority has approved the plan.
The planning authority, for the purposes of determining whether to approve a Biodiversity Gain Plan if one is required in respect of this permission would be Basingstoke and Deane Borough Council.
There are statutory exemptions and transitional arrangements which mean that the biodiversity gain condition does not always apply. These are listed below.
Based on the information available this permission is considered to be one which will require the approval of a biodiversity gain plan before development is begun because none of the statutory exemptions or transitional arrangements listed below are considered to apply.
Statutory exemptions and transitional arrangements in respect of the biodiversity gain condition.
1. The application for planning permission was made before 12 February 2024.
2. The planning permission relates to development to which section 73A of the Town and Country Planning Act 1990 (planning permission for development already carried out) applies.
3. The planning permission was granted on an application made under section 73 of the Town and Country Planning Act 1990 and
(i)the original planning permission to which the section 73 planning permission relates* was granted before 12 February 2024; or
(ii)the application for the original planning permission* to which the section 73 planning permission relates was made before 12 February 2024.
4. The permission which has been granted is for development which is exempt being:
4.1 Development which is not 'major development' (within the meaning of article 2(1) of the Town and Country Planning (Development Management Procedure) (England) Order 2015) where:
i) the application for planning permission was made before 2 April 2024;
ii) planning permission is granted which has effect before 2 April 2024; or
iii) planning permission is granted on an application made under section 73 of the Town and Country Planning Act 1990 where the original permission to which the section 73 permission relates* was exempt by virtue of (i) or (ii).
4.2 Development below the de minimis threshold, meaning development which:
i) does not impact an onsite priority habitat (a habitat specified in a list published under section 41 of the Natural Environment and Rural Communities Act 2006); and
ii) impacts less than 25 square metres of onsite habitat that has biodiversity value greater than zero and less than 5 metres in length of onsite linear habitat (as defined in the statutory metric).
4.3 Development which is subject of a householder application within the meaning of article 2(1) of the Town and Country Planning (Development Management Procedure) (England) Order 2015. A "householder application" means an application for planning permission for development for an existing dwellinghouse, or development within the curtilage of such a dwellinghouse for any purpose incidental to the enjoyment of the dwellinghouse which is not an application for change of use or an application to change the number of dwellings in a building.
4.4 Development of a biodiversity gain site, meaning development which is undertaken solely or mainly for the purpose of fulfilling, in whole or in part, the Biodiversity Gain Planning condition which applies in relation to another development, (no account is to be taken of any facility for the public to access or to use the site for educational or recreational purposes, if that access or use is permitted without the payment of a fee).
4.5 Self and Custom Build Development, meaning development which:
i) consists of no more than 9 dwellings;
ii) is carried out on a site which has an area no larger than 0.5 hectares; and
iii) consists exclusively of dwellings which are self-build or custom housebuilding (as defined in section 1(A1) of the Self-build and Custom Housebuilding Act 2015).
4.6 Development forming part of, or ancillary to, the high speed railway transport network (High Speed 2) comprising connections between all or any of the places or parts of the transport network specified in section 1(2) of the High Speed Rail (Preparation) Act 2013.
* "original planning permission means the permission to which the section 73 planning permission relates" means a planning permission which is the first in a sequence of two or more planning permissions, where the second and any subsequent planning permissions are section 73 planning permissions.
Irreplaceable habitat
If the onsite habitat includes irreplaceable habitat (within the meaning of the Biodiversity Gain Requirements (Irreplaceable Habitat) Regulations 2024) there are additional requirements for the content and approval of Biodiversity Gain Plans.
The Biodiversity Gain Plan must include, in addition to information about steps taken or to be taken to minimise any adverse effect of the development on the habitat, information on arrangements for compensation for any impact the development has on the biodiversity of the irreplaceable habitat.
The planning authority can only approve a Biodiversity Gain Plan if satisfied that the adverse effect of the development on the biodiversity of the irreplaceable habitat is minimised and appropriate arrangements have been made for the purpose of compensating for any impact which do not include the use of biodiversity credits.
The effect of section 73D of the Town and Country Planning Act 1990
If planning permission is granted on an application made under section 73 of the Town and Country Planning Act 1990 (application to develop land without compliance with conditions previously attached) and a Biodiversity Gain Plan was approved in relation to the previous planning permission ("the earlier Biodiversity Gain Plan") there are circumstances when the earlier Biodiversity Gain Plan is regarded as approved for the purpose of discharging the biodiversity gain condition subject to which the section 73 planning permission is granted.
Those circumstances are that the conditions subject to which the section 73 permission is granted:
i) do not affect the post-development value of the onsite habitat as specified in the earlier Biodiversity Gain Plan, and
ii) in the case of planning permission for a development where all or any part of the onsite habitat is irreplaceable habitat the conditions do not change the effect of the development on the biodiversity of that onsite habitat (including any arrangements made to compensate for any such effect) as specified in the earlier Biodiversity Gain Plan.
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. A fee is payable for each submission made regardless of the number of conditions for which approval is sought. Details of the required fee can be found on our website - https://www.basingstoke.gov.uk/plan-app-process?chapter=81324#chapter81324 . 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 39 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;
- 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 56-59).
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 Borough Council declared a Climate Emergency during 2019 formally making this declaration at the meeting of Cabinet in September 2019. This recognises the need to take urgent action to reduce both the emissions of the Council's own activities as a service provider but also those of the wider borough. In this respect, the Council is working with consultants at present to identify appropriate actions to achieve the targets that have been set. Beyond the requirements of any conditions that may be applicable to this planning permission and the current planning policy framework, the applicant is encouraged to explore all opportunities for implementing the development in a way that minimises impact on climate change. Where this in itself might require separate permission applicants can contact the council for advice through the following link: https://www.basingstoke.gov.uk/plan-app-process. For information more generally on the Climate Emergency please visit: https://www.basingstoke.gov.uk/climateemergency.
4. In respect of Condition 14, the noise assessment should provide details of the source noise 1m from the façade of any sensitive receptor in all third octave bands between 63Hz and 8KHz and be assessed against measured background levels when the source is most likely to cause a noise disturbance (i.e. at night time). Such an assessment would need to be carried out by a suitably competent Acoustic Consultant.
Local acoustic consultancies can be found on the Institute of Acoustics website here:
https://www.ioa.org.uk/find-acoustics-specialist-or-supplier
And the Association of Noise Consultants website here:
https://www.association-of-noise-consultants.co.uk/members-search/
5. The planning permission does not authorise the undertaking of any works within the highway (carriageway, footway or verge). Any works within the highway must be approved by S278 Agreement, details of which can be found at https://www.hants.gov.uk/transport/developers/constructionstandards
6. The applicant is advised that their development boundary falls within a Source Protection Zone for groundwater abstraction. These zones may be at particular risk from polluting activities on or below the land surface. To prevent pollution, the Environment Agency and Thames Water (or other local water undertaker) will use a tiered, risk-based approach to regulate activities that may impact groundwater resources. The applicant is
encouraged to read the Environment Agency's approach to groundwater protection (available at https://www.gov.uk/government/publications/groundwater-protectionposition-statements) and may wish to discuss the implication for their development with a suitably qualified environmental consultant.
7. It is advised that the applicant seeks relevant advice from the Envrionment Agency in relation to permitting which is considered outside the planning application, particularly due to the sites location within a source protection zone. For more information visit:
https://www.gov.uk/topic/environmentalmanagement/environmental-permit
8. In order to ensure water resources and water quality activities are protected and appropriately managed, abstracting or impounding water may require an abstraction or impoundment license. For more information visit: https://www.gov.uk/topic/environmental-management/water
9. It is recommended that one swift brick per property is installed.
10. The developer is advised to engage with the local community on the proposed designs ahead of any future reserved matters application.
11. The applicant is advised that the current indicative plans would not be supported in any future reserved matters and should be amended to reflect comments made in issue iv of this report.
12. Any future reserved matters application shall ensure a suitable buffer between the tree belt to the west and any proposed dwellings (including garden areas) is provided.
3. Application - 23/02548/FUL: Change of use of public house to car sales (Sui Generis), removal of the first floor residential accommodation to use an office space for the car sales, and erection additional permeable hardsurfacing (retrospective)
The Committee considered the report set out on pages 61 to 89 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.
Some Members expressed their dismay to see a rural public house fallen into disuse. However, the building had been vacant for some time and the proposal was a constructive use of the building.
RESOLVED that: the application be APPROVED subject to the conditions and informatives listed below.
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
Location Plan
Proposed Site Plan (drawing no. 2024/7696/003 rev P2)
Proposed Floor Plan
REASON: For the avoidance of doubt and in the interests of proper planning.
2 The building and land associated with the development hereby approved shall be solely used as a car sales garage and ancillary operations (such as office, reception and customer facilities) and shall not be sold-off, sublet or use for any other purpose.
REASON: To ensure that the highway impacts have been fully considered and impacts on amenities in accordance with Policies CN9, EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029 and Policy LE1 of the Ashford Hill with Headley Neighbourhood Plan 2022-2029
3 The first floor living accommodation of the building must cease within 1 month of the approval and be used as office space to serve the car sales facility only and not sub let or sold to any other users / occupants.
REASON: The site is in an area where additional dwellings which are not associated with a 24-hour onsite need are not normally permitted and to prevent the subdivision of the site in accordance with the advice contained within the National Planning Policy Framework (December 2024), Policies SS6, CN9, EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029. and Policy HD1 of the Ashford Hill with Headley Neighbourhood Plan 2022-2029.
4 No external lighting shall be installed on site until details of an external lighting scheme are submitted to and approved in writing by the Local Authority. Thereafter said development will be undertaken in line with the approved external lighting scheme and maintained in such condition for the lifetime of the development.
REASON: Details are required in order to prevent adverse impacts on key species, dark skies and neighbour amenities in line with Policies EM1, EM4 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policies L2 and NE1 of Ashford Hill with Headley Neighbourhood Plan 2022-2029.
5 The car parking area and turning space marked out for staff and customer spaces (as shown on Proposed Site Plan (drawing no. 2024/7696/003 rev P2)) shall be maintained for such purposes for the lifetime of the development and used for no other purpose.
REASON: To ensure adequate space within the site for vehicle movements and parking provision in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy TTP1 of the Ashford Hill with Headley Neighbourhood Plan 2022-2029.
6 The sightlines from the site access onto the B3051 as shown on the approved plan shall be retained in perpetuity with no obstruction to visibility exceeding 1.0m in height above the adjacent carriageway channel line.
REASON: To provide and maintain adequate visibility in the interests of highway safety in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy TTP1 of the Ashford Hill with Headley Neighbourhood Plan 2022-2029.
7 The development shall be operated in accordance with the approved Delivery and Site Management Plan for the lifetime of the development.
REASON: To ensure that the development does not have an adverse impact on highway safety or the free flow of traffic in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy TTP1 of the Ashford Hill with Headley Neighbourhood Plan 2022-2029.
8 The premises shall not open before 0800 hours or remain open after 1800 hours on Mondays to Saturdays or open before 10:00 hours or remain open after 16:00 hours on Sundays and Bank Holidays.
REASON: To protect the amenities of the occupiers of nearby properties in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Borough Local Plan 2011-2029.
9 Any car washing must be associated with the car sales business and at no point shall car washing be offered as an additional service to cars which are not purchased on site.
REASON: To ensure that the drainage measures have been fully considered and avoid unacceptable levels of traffic in accordance with Policies EM7, EM10 and CN9 of the Basingstoke and Deane Borough Local Plan 2011-2029 and Policy HD4 and TTP1 of the Ashford Hill with Headley Neighbourhood Plan 2022-2029.
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. A fee is payable for each submission made regardless of the number of conditions for which approval is sought. Details of the required fee can be found on our website - https://www.basingstoke.gov.uk/plan-app-process?chapter=81324#chapter81324 . 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 39 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:-
Requesting further information
considering the imposition of conditions and or the completion of a s.106 legal agreement (in accordance with paragraphs 56-59).
In this instance:
the application was notified 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 Borough Council declared a Climate Emergency during 2019 formally making this declaration at the meeting of Cabinet in September 2019. This recognises the need to take urgent action to reduce both the emissions of the Council's own activities as a service provider but also those of the wider borough. In this respect, the Council is working with consultants at present to identify appropriate actions to achieve the targets that have been set. Beyond the requirements of any conditions that may be applicable to this planning permission and the current planning policy framework, the applicant is encouraged to explore all opportunities for implementing the development in a way that minimises impact on climate change. Where this in itself might require separate permission applicants can contact the council for advice through the following link: https://www.basingstoke.gov.uk/plan-app-process. For information more generally on the Climate Emergency please visit: https://www.basingstoke.gov.uk/climateemergency.
4. The applicant is advised that this permission is only pursuant to the Town and Country Planning Act 1990 and is advised to contact the Planning and Development Manager with regard to the necessary consents applicable under the Building Regulations.
5. This permission only relates to development under the Town and Country Planning Act 1990 and does not extend to any permissions under the Town and Country (Listed Buildings and Conservation Areas) Act 1990 and that listed building consent would be required for any alterations to the fabric of the building.
6. The application does not include any approval of signage that has been installed at the premises and as such separate advertisement consent and listed building consent is required.
7. The applicant is advised that trade effluent consent may be needed from the sewerage undertaker to discharge any runoff to mains sewers from the car washing proposed.
4. Application - 24/00675/FUL: Conversion of existing cart shed to habitable accommodation, ancillary to Farm Cottage and erection of single storey link extension. Demolition of existing garage and erection of new home office/utility/annexe at Old House.
The Committee considered the report set out on pages 61 to 89 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 concentrated on whether the heritage asset could be repaired and retained rather than demolished.
Members believed that they had insufficient information to determine the proposal and agreed to defer the application.
RESOLVED that: the application be DEFERRED to seek further information in relation to the structural report on the existing garage to demonstrate whether it can be repaired and retained.
5. Application - 24/00676/LBC: Conversion of existing cartshed to habitable accommodation, ancillary to Farm Cottage and erection of single storey link extension. Demolition of existing garage and erection of new home office/utility/annexe at Old House.
The Committee considered the report set out on pages 61 to 89 of the agenda together with the further material set out on the addendum sheet and other matters discussed at the meeting.
As the previous application was deferred for additional information. Members agreed to also defer the Listed Building Consent.
RESOLVED that: the application be DEFERRED to seek further information in relation to the structural report on the existing garage to demonstrate whether it can be repaired and retained.
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