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, 25th February 2026
6:30 PM
Wednesday, 25th February 2026
6:30 PM
End:
Wednesday, 25th February 2026
9:30 PM
Wednesday, 25th February 2026
9:30 PM
Meeting Status
Status:
Confirmed
Confirmed
Date:
25 Feb 2026
25 Feb 2026
Location:
Council Chamber - Deanes
Council Chamber - Deanes
Webcast:
Available
Available
Meeting Attendees
Committee Member
Vice Chair of the Resources Committee
Committee Member
Reserve
Chair of the Human Resources Committee
Reserve
Chair of the Licensing Committee
Reserve
Vice-Chair of the Licensing Committee
Reserve
Leader of the Conservative Group
Officer
Assistant Planning Manager
Katherine Fitzherbert-Green
Expected
Vice-Chair
Chair of the Resident Services & Vice-Chair of Development Control Committee
Chair
Chair of Development Control Committee
Committee Member
Reserve
Deputy Leader of the Labour Group and Chair of the Environment and Infrastructure Committee
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
There were no apologies of absence.
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 11th February 2026
The minutes of the meeting held on the 11th February 2026 will be approved at the Development Control Committee held on the 11th March 2026.
Minutes
The Chair advised that the minutes of the meeting held on the 11th February 2026 will be approved at the Development Control Committee held on the 11th March 2026.
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: Basing and Upton Grey, Evingar
Contact Officer: Planning and Development Manager
Wards Affected: Basing and Upton Grey, Evingar
Attachments:
- Document Report 16 Feb 2026
- Document Index 16 Feb 2026
- Document Applications 16 Feb 2026
- Document Update Front Sheet - 25.02.2026 16 Feb 2026
- Document Update Paper 16 Feb 2026
Minutes
The following Public Participation took place:
Interest
Name
Item no./Topic
Support
Mr Runcie
Item 2 – 25/02272/FUL
Support
Mr Shanks
Item 2 – 25/02272/FUL
1 Application - 25/00035/FUL: Construction of four dwellings and associated access. Site: Land At Mac's Field to The South West Of Bells Meadow St Mary Bourne Hampshire.
The Committee considered the report set out on pages 15 to 105 of the agenda together with the further material set out on the addendum sheet and other matters discussed at the meeting.
RESOLVED that: the application be APPROVED subject to the application entering into a legal agreement (in accordance with the Community Infrastructure Levy Regulations 2010 and Policy EM4 of the Basingstoke and Deane Local Plan 2016-2029 and Policy P5 St Mary Bourne Neighbourhood Plan 2016-2029 between the applicant and the Borough Council to secure:
· Significant on-site biodiversity net gain enhancements
Should the requirements set out above not be satisfactorily secured, then the Planning and Development Manager be delegated to REFUSE permission for appropriate reasons.
On completion of the legal agreement the Planning and Development Manager be delegated to grant planning permission subject to the conditions and informatives set out below.
Conditions
1
The development hereby permitted shall be carried out in accordance with
the following approved plans:
Location plan - dwg no. P01 rev B Block plan - dwg no. P02 rev F Proposed site plan - dwg no. P03 rev F Street scene/ section - dwg no. P05 rev C House 1 Plans - dwg no. P10 rev C House 1 Elevations - dwg no. P11 rev C House 2 Plans – dwg no. P20 rev B House 2 Elevations – dwg no. P21 rev D House 3 Plans - dwg no. P30 rev F House 3 Elevations - dwg no. P31 rev F House 4 Plans - dwg no. P40 rev B House 4 Elevations - dwg no. P41 rev B Detached carport plans and elevations - dwg no. P50 rev A Bin and Cycle Store Plans and Elevations - dwg no. 52 rev A
REASON: For the avoidance of doubt and in the interests of proper planning.
2
The development hereby permitted shall be begun before the expiration of 3 years from the date of this planning permission.
REASON: To comply with Section 91 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.
3
No development (including site clearance and preparation) shall take place until:
1. The applicant has secured the implementation of a programme of archaeological evaluation, in accordance with a Written Scheme of Investigation (WSI) that has been submitted to and approved in writing
by the Local Planning Authority.
2. Following evaluation, the applicant has secured the implementation of a programme of archaeological mitigation of impact, also in accordance with an approved WSI.
3. Following the completion of archaeological fieldwork, to be undertaken
in accordance with the WSI, the applicant shall submit a report in accordance with a programme previously approved in writing by the
Local Planning Authority. The report must set out and secure
appropriate post-excavation assessment, specialist analysis, reports, publication, and public engagement.
REASON: To mitigate the effect of the works associated with the
development upon any archaeological heritage asset and to ensure that they are preserved by record for future generations in accordance with Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029.
4
No development (including site clearance and preparation) shall take place until a Tree Protection Plan, which incorporates the findings of the arboricultural survey by RMTTree Consultancy Ltd and its associated Tree Constraints Plan (drawing no RMT1016-TCP) dated 9 August 2024, has
been submitted to and approved in writing by the Local Planning Authority. The approved tree protection shall then 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 Tree Protection Plan.
REASON: Details are required prior to commencement because insufficient information has been submitted with the application in this regard, to ensure that reasonable measures are taken to safeguard protected/important landscape trees in the interests of local amenity 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 P5 of the St Mary Bourne Neighbourhood Plan 2016-2029.
5
No development (including site clearance and preparation) shall take place,
a Construction Environmental Management Plan (CEMP) shall be submitted and approved in writing by the Local Planning Authority. The CEMP must include detailed mitigation measures addressing all ecological aspects of the site, as well as any potential off-site impacts, including perceived effects on adjacent ecological receptors such as watercourses, priority habitats, and designated sites. No development shall take place other than in complete accordance with the approved CEMP.
REASONS: Details are required in the absence of accompanying the
planning application and in order to prevent or mitigate construction related impacts on onsite or surrounding key habitats and species in line with
relevant legislative protection and Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 and Policy P5 of the St Mary Bourne Neighbourhood Plan 2016-2029.
6
No development hereby permitted shall take place except in accordance with the terms and conditions of the Council’s Organisational Licence (WML-OR134, or a ‘Further Licence’) and with the proposals detailed on plan "Land at Mac’s Field: Impact plan for great crested newt District Licensing (Version 1)" dated 17th November 2025.
REASON: In order to ensure that adverse impacts on great crested newts
are adequately mitigated and to ensure that site works are delivered in full compliance with the organisational licence (WML-OR134, or a ‘Further Licence’), in accordance with Policy EM4 of the Basingstoke and Deane
Local Plan 2011-2029, Policy P5 of the St Mary Bourne Neighbourhood Plan 2016-2029.and Section 15 of the National Planning Policy Framework (2024), Circular 06/2005 and the Natural Environment and Rural Communities Act 2006.
7
No development shall (including site clearance and preparation) shall take place until a detailed surface water and foul drainage scheme for the site has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include:
Detailed design drawings and calculations;
Confirmation of discharge rates and points of connection;
Details of attenuation features, maintenance responsibilities, and long-term management arrangements; and
Evidence of agreement with the relevant sewerage undertaker where applicable.
The approved drainage scheme shall be implemented in full prior to occupation of the development and thereafter maintained in accordance with the agreed details.
REASON: Details are required in the absence of accompanying the planning application and to ensure that the development is served by an appropriate drainage system and to prevent flooding and pollution, in accordance with Policies EM7 of the Basingstoke and Deane Local Plan 2011-2029 and
Policy P5 of the St Mary Bourne Neighbourhood Plan 2016-2029 and the National Planning Policy Framework.
8
No development (including site clearance and preparation) shall take place until confirmation has been submitted to and approved in writing by the Local Planning Authority which demonstrates that a mitigation package has been secured that addresses all of the additional nutrient input arising from the development and ensures that the additional nutrient loading will not have an adverse effect on the integrity of internationally protected Habitat Sites,
having regard to the conservation objectives for those sites.
REASON: In the absence of accompanying the planning application, details are required to demonstrate that suitable mitigation has been secured to address the likely significant effects of nutrients generated from the development upon internationally protected sites in accordance with the Conservation of Habitats and Species Regulations 2017 and in accordance with the National Planning Policy Framework (December 2024) and Policy EM4 of the Basingstoke and Deane Local Plan 2011- 2029 and Policy P5 of the St Mary Bourne Neighbourhood Plan 2016-2029.
9
Plots 1 to 4 shall be constructed to accessible and adaptable standards to meet the requirements of Building Regulations Approved Document M4(2). The development shall thereafter be carried out in full accordance with the approved details, and the identified dwelling(s) shall be retained as such for the lifetime of the development.
REASON: To ensure an appropriate high-quality form of development and to accord with Policies CN1 and CN3 of the Basingstoke and Deane Local Plan 2011-2029 and the Housing Supplementary Planning Document (2018). Details are required in the absence of being provided to accompany the planning submission.
10
Notwithstanding information shown on the approved drawings, no development above slab level shall commence on any individual plot until details of materials, finishes, and external plant for that plot have been submitted to and approved in writing by the Local Planning Authority.
The submitted details should include physical samples, including on-site sample panels as applicable. The works shall then proceed in strict accordance with the approved details and maintained as such. These requirements include provision of information relating to:
· the material, colour, finish, size and source of facing bricks for the plinths;
· combined with the above, the material, colour, finish, profile and source of jointing mortar;
· the material, size, texture, colour, profile, and source of all cladding materials;
· the material, size, texture, colour, profile, and source of roofing materials;
· materials and finishes to be used in the detailing of valleys, hips, ridges, gables, eaves and verges;
· the proposed rainwater goods;
· External plant, design, location and colour.
·
REASON: Details are required in the interests of the visual amenities of the area and to ensure preservation of the significance and/or setting of a heritage asset in accordance with Policies EM11 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy P7 of the St Mary Bourne Neighbourhood Plan 2016-2029.
11
Notwithstanding information shown on the approved drawings, no windows (including rooflights) or doors shall be installed on any individual plot until full working details of all windows (including rooflights) and doors have been submitted to and approved in writing by the Local Planning Authority.
Details shall include annotated elevations, sections and plans which are referenced to the approved plans. These details shall illustrate the nature of materials and finishes, framing elements, glazing, glazing units, glazing bars, and methods of opening. Drawings shall be at a minimum scale of 1:20 and with details at 1:5. The works shall then proceed in strict accordance with the approved details and the windows and doors shall be retained and maintained as approved.
REASON: Details are required in the absence of accompanying the planning application to ensure preservation of the significance and setting of a heritage asset in accordance with Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029 and the Basingstoke and Deane Heritage SPD.
12
No development shall take place on site above slab level until a scheme of landscaping has been submitted to and approved in writing by the Local Planning Authority. This shall specify species, planting sizes, spacing and numbers of trees/shrubs to be planted. The works approved shall be carried out in the first planting and seeding seasons following the first occupation of the buildings. In addition, a maintenance programme detailing all operations to be carried out in order to allow successful establishment of planting, shall be submitted to and approved in writing by the Local Planning Authority before development commences. Any trees or plants relating to the approved landscaping scheme, which, within a period of 5 years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, to be agreed in writing by the Local Planning Authority.
REASON: Details are required prior to commencement above slab level because insufficient information has been submitted with the application in this regard, to improve the appearance of the site in the interests of visual amenity in accordance with Policies EM1, EM7 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy P7 of the St Mary Bourne Neighbourhood Plan 2016-2029.
13
No development shall take place on site above slab level on any individual plot until details of the materials to be used for hard and paved surfacing for that plot have been submitted to and approved in writing by the Local Planning Authority. The approved surfacing shall be completed before the adjoining buildings are first occupied and thereafter maintained.
REASON: Details are required in the absence of accompanying the application and in the interests of visual amenity and highway safety, in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policies L1 andPolicy P7 of the St Mary Bourne Neighbourhood Plan 2016-2029.
14
No development shall take place on site above slab level on any individual plot until there has been submitted to and approved in writing by the Local Planning Authority a plan indicating the positions, design, materials and type of screen walls/fences/hedges to be erected and/or planted for that plot. The approved screen walls/fences shall be erected and/or planted before the respective dwelling hereby approved is first occupied and shall subsequently be maintained as per the approved details. Any trees or plants which, within a period of 5 years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species.
REASON: Details are required above slab level because insufficient information has been submitted with the application, in the interests of the privacy of the occupiers of adjoining residential properties and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy P7 of the St Mary Bourne Neighbourhood Plan 2016-2029.
15
The development hereby approved shall be carried out in accordance with the recommendations and procedures contained within Chapter 8 Recommendations of the Ecological Appraisal by HAD dated 12/2024.
REASON: In order to mitigate impacts on designated sites and priority habitats and species including bats, dormice, reptiles and breeding birds protected under the Conservation of Habitats and Species Regulations 2017 (Amended) and The Wildlife and Countryside Act 1981 (Amended), Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 and Policy P5 of the St Mary Bourne Neighbourhood Plan 2016-2029.
16
Prior to the installation of any external lighting, a bat sensitive external lighting scheme, in line with recommendations contained within the Ecological Appraisal by HAD dated 12/2024 and contained within Guidance Note 8 - Bats and Artificial Lighting at Night by The Institution of Lighting Professionals and The Bat Conservation Trust 2023, shall be submitted to and approved in writing by the Local Planning Authority. Thereafter external lighting provision should be undertaken in accordance with the approved external lighting scheme.
REASON: Details are required due to the absence of any external lighting details and to mitigate impacts on roosting and foraging bats in line with protection under The Conservation of Habitats and Species Regulations 2017 (Amended) and in order to meet with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 and Policy P5 of the St Mary Bourne Neighbourhood Plan 2016-2029.
17
The dwellings hereby permitted shall not be individually occupied until vehicle parking has been constructed, surfaced and marked out in accordance with the approved details (Proposed site plan - drawing no. P03 rev F) for the respective property. The area shall not thereafter be used for any purpose other than parking, loading and unloading of vehicles.
REASON: In the interests of highway safety and in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029 and Policy P7 of the St Mary Bourne Neighbourhood Plan 2016-2029.
18
The dwellings hereby permitted shall not be individually occupied until the respective property has provision within its curtilage for secure cycle parking facilities for 2 long and 1 short stay places. The cycle storage shall thereafter be retained and maintained in perpetuity.
REASON: To improve provision for cyclists and discourage the use of the private car wherever possible and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy P7 of the St Mary Bourne Neighbourhood Plan 2016-2029.
19
The dwellings hereby permitted shall not be individually occupied until the respective property has provision within its curtilage for refuse and recycling storage (prior to disposal), 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 and shall make space to provide 1 number 240ltr refuse Wheelie bin, 1 number 240ltr recycling Wheelie bin, 1 number glass recycling box and a food waste box for each dwelling, and 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.
REASON: In the interests of general amenity, to ensure convenience of arrangements for refuse and recycling storage and collection and to ensure that no obstruction is caused on the adjoining highway, in the interest of highway safety and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
20
The development shall not be brought into use until all areas indicated to be used for vehicles and pedestrians on the approved plan have been laid out with a drained surface. Provision shall be made to direct run-off water from the surface to a permeable or porous area or surface within the curtilage of the development. Such areas shall be retained as such for the lifetime of the development.
REASON: To ensure adequate provision for surface water drainage and in the interests of highway safety in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011- 2029 and Policy P7 of the St Mary Bourne Neighbourhood Plan 2016-2029.
21
Before any dwelling hereby approved is occupied, the means of vehicular access to the site shall be constructed in accordance with the details and drawing (001 Rev A) shown in Pulsar Highway Technical Note dated 13th March 2025. No structure, erection or planting exceeding 1.0m in height shall thereafter be placed within the visibility splays shown on the approved plan.
REASON: To ensure a suitable access and layout in the interests of highway safety in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011- 2029 and Policy P7 of the St Mary Bourne Neighbourhood Plan 2016-2029.
22
The properties hereby approved shall not be individually occupied until a Construction Statement detailing how the respective new home will meet a water efficiency standard of 110 litres or less per person per day has been submitted to and approved in writing by the Local Planning Authority, unless otherwise agreed in writing with the Local Planning Authority through a demonstration that this requirement for sustainable water use cannot be achieved on technical or viability grounds. The development shall be carried out in accordance with the approved details.
REASON: In the absence of such details being provided within the planning submission, details are required to ensure that the development delivers a level of sustainable water use in accordance with Policy EM9 of the Basingstoke and Deane Local Plan 2011-2029.
23
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.
REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance with Policy EM12 of the Basingstoke and Deane Borough Local Plan 2011-2029.
24
No deliveries of construction materials or plant and machinery and no removal of any spoil from the site shall take place before the hours of 0730 nor after 1800 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays nor on Sundays or recognised public holidays.
REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance Policy EM12 of the Basingstoke and Deane Local Plan 2011-2029.
Biodiversity Net Gain
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).
4.5 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.
REASON: In order to achieve a net gain for biodiversity in line with Section 15 of the National Planning Policy Framework (2024) and Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 and Policy P5 of the St Mary Bourne Neighbourhood Plan 2016-2029.
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:-
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 this development will result in new postal addresses or changes in addresses, please contact the council's Street Naming and Numbering team on 01256 845539 or email GMSTeam@basingstoke.gov.uk to commence the process. Details can be found on the council's website.
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. 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 be submitted to, agreed and approved in writing by the Local Planning Authority prior to the recommencement of development works. The development shall then proceed in accordance with the approved remedial measures. 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. This is 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 and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
7. The applicant is advised to satisfy themselves that any external plant, such as air source or ground source heat pumps do not require planning permission prior to installation having regard to the Town and Country Planning (General Permitted Development)(England) Order 2015 (as amended). Guidance notes on air source heat pumps confirm that at the nearest receptor (e.g. neighbour's property) noise must not exceed the limit of 42dB. Notes can be found at: https://www.basingstoke.gov.uk/planning-application-noise. Section 14.2 of the Council's noise guide addresses the Microgeneration Certification Scheme. An online noise impact assessment form is available for completion to assist at: https://mcscertified.com/wp-content/uploads/2021/10/MCS-020.pdf. Section 14.4 also links to the Chartered Institute of Environmental Health (CIEH) advice note: https://www.cieh.org/media/7538/heat-pumps-briefing-note-professional-advice-note.pdf.
8. It is recommended that the NatureSpace Best Practice Principles are taken into account and implemented where possible and appropriate.
9. It is essential to note that any works or activities whatsoever undertaken on site (including ground investigations, site preparatory works or ground clearance) prior to receipt of the written authorisation from the planning authority which permits the development to proceed under the District Licence (WML-OR134, or a 'Further Licence') are not licensed under the great crested newt District Licence. Any such works or activities have no legal protection under the great crested newt District Licence and if offences against great crested newt are thereby committed then criminal investigation and prosecution by the police may follow.
10. Construction of the development shall not commence until details of the proposed means of foul sewerage and surface water disposal have been submitted to and approved in writing by the Local Planning Authority in consultation with Southern Water.
11. No vehicles, machinery, equipment, materials, spoil or vegetation shall be parked, stored, disposed of or planted on or near to St Mary Bourne Footpath 38 in such a way as to cause obstruction, hindrance or a hazard to the public who retain the right to safe and convenient access to the Public Right of Way at all times.
12. The Tree Protection Plan should be drawn up to reflect the current British Standard BS 5837 2012 'Trees in Relation to Design, Demolition and Construction'. Further helpful advice is contained in the council's adopted Landscape and Biodiversity Supplementary Planning Document (2008).
13. The development hereby approved is liable to the Community Infrastructure Levy (CIL). This means you may be required to make payments to the Council in accordance with the CIL Regulations. A Liability Notice setting out further details, including the amount of CIL payable, will be issued separately from this Decision Notice.
Some developments may be eligible for relief or exemption from CIL. Further information, including how to apply for relief or exemptions that may be available and how to claim them can be found at: https://www.gov.uk/guidance/community-infrastructure-levy#relief-and-exemptions. Relevant forms can be downloaded from the Planning Portal (at https://www.planningportal.co.uk/planning/policy-and-legislation/CIL/download-the-forms
If you have already submitted any additional CIL forms, these will be processed following the issue of the Liability Notice.
Prior to your development commencing you are required to submit
- CIL Form 2 (Assumption of Liability) (https://ecab.planningportal.co.uk/uploads/1app/forms/form_2_assumption_of_liability.pdf) and
- CIL Form 6 (Commencement Notice) (https://ecab.planningportal.co.uk/uploads/1app/forms/form_6_commencement_notice.pdf).
Failure to Assume Liability and submit a Commencement Notice prior to the commencement of development may result in the loss of any exemptions claimed; the loss of any right to pay by instalments; and additional costs to you in the form of surcharges (https://www.basingstoke.gov.uk/content/doclib/2569.pdf).
Please note that all CIL related enquiries and completed CIL forms, should be sent to CILcharge@basingstoke.gov.uk.
2 Application - 25/02272/FUL: Erection of a detached dwelling (self-build). Site: Mistral Hackwood Lane Cliddesden Hampshire
The Committee considered the report set out on pages 106 to 136 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 they believed to be straightforward and therefore supported the officer recommendation for approval.
It was highlighted that the only reason it was before the Development Control Committee was at the request of the ward councillors in the possibility that the officer recommendation was to refuse the application.
RESOLVED that: the application be APPROVED subject to the conditions and informatives listed below.
Conditions
1 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.
2 The development hereby permitted shall be carried out in accordance with the following approved plans:
Proposed Site Plan drawing no. P05 Rev b, received on 23 January 2026
Street Scene drawing no. P06 Rev B, received on 23 January 2026
Proposed Elevations drawing no. P11 Rev C, received on 23 January 2026
Proposed Roof and Floor Plans drawing no. P10 Rev C, received on 23 January 2026
REASON: For the avoidance of doubt and in the interests of proper planning.
3 Prior to the commencement of development, a Construction Environmental Management Plan (CEMP) shall be submitted to and approved in writing by the Local Planning Authority that outlines the measures to be taken to avoid and/or mitigate demolition and construction impacts on important habitats and species. Works must proceed in accordance with such an agreed CEMP. The CEMP should cover aspects including (but not necessarily limited to) the following:
Pollution control (e.g., chemicals, dust, sediment, debris)
Storage and disposal of fuel/chemicals and waste
Protection of adjacent semi-natural habitats, in particular trees and hedges present on site
Visual/noise/vibrational impacts to species
Use of any additional lighting on site during and post construction
Thereafter the development shall be carried out in accordance with the approved details.
REASON: To meet requirements under the Wildlife and Countryside Act 1981 (as amended), the Natural Environment and Rural Communities Act 2006, and Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029, Policy ENV3 of the Cliddesden Neighbourhood Plan 2022-2039 and the guidance contained with the National Planning Policy Framework (December 2024).
4 Prior to the commencement of development, a Biodiversity Mitigation and Enhancement Plan shall be submitted and approved in writing by the Local Planning Authority that outlines species and habitat enhancement measures. Following approval, the development will be undertaken in line with approved details.
REASON: To provide enhancements in line with Section 15 of NPPF and Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 and Policy ENV3 of the Cliddesden Neighbourhood Plan 2022-2039.
5 No development, including any demolition works, soil moving, temporary access construction and/or widening, or storage of materials shall commence on site until a detailed services layout has been submitted and approved in writing by the Local Planning Authority. All services shall be included including gas, electricity, foul and fresh water, drainage and telecommunications. If a particular service is not required, a statement shall be included to that effect. The layout shall respect landscape and wildlife protection and mitigation measures and in particular, ensure that its implementation does not require installation or future maintenance excavations to be made within protection zones. The development and/or other operations shall be carried out and thereafter maintained in complete accordance with the approved service layout.
REASON: Details are required prior to commencement because insufficient information has been submitted with the application in this regard, to ensure the protection of identified trees, landscape and wildlife features/areas, in accordance with Policies EM1, EM4 and EM10 and of the Basingstoke and Deane Local Plan 2011-2029 and Policy ENV3 of the Cliddesden Neighbourhood Plan 2022-2039.
6 No development shall take place on site above ground slab level until a hard and soft landscaping scheme has been submitted to and approved in writing by the Local Planning Authority.
The soft landscaping scheme shall specify species, planting sizes, spacing and numbers of trees/shrubs to be planted (including replacement trees where appropriate) shall be submitted to and approved in writing by the Local Planning Authority.
The submitted details shall include a maintenance programme detailing all operations to be carried out in order to allow successful establishment of planting. Any trees or plants which, within a period of 5 years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species.
The submitted hard landscaping scheme shall set out the full details of the materials to be used for hard and paved surfacing and the approved surfacing shall thereafter be maintained in accordance with the details so approved. The details shall demonstrate that the hard surfacing materials are made of porous materials, or provision is made to direct run-off water from the hard surface to a permeable or porous area or surface within the curtilage of the development.
REASON: Details are required prior to commencement above slab level because insufficient information has been submitted with the application in this regard, to improve the appearance of the site in the interests of visual amenity in accordance with Policies EM1, EM7 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy DD2 of the Cliddesden Neighbourhood Plan 2022-2039.
7 Prior to occupation of the dwelling hereby approved, a Construction Statement detailing how the new dwelling shall meet a water efficiency standard of 110 litres or less per person per day shall be 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 and the water efficiency measures shall be retained in perpetuity.
REASON: In the absence of such details being provided within the planning submission, details are required to ensure that the development delivers a level of sustainable water use in accordance with Policy EM9 of the Basingstoke and Deane Local Plan 2011-2029.
8 Prior to occupation of the dwellings hereby approved, parking provision and turning areas in accordance with those shown on the approved drawings shall be made within the site and shall be retained thereafter for such purposes. For the avoidance of doubt this includes spaces within garages where applicable.
REASON: To ensure adequate on-site car parking provision for the approved development in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy TM1 of the Cliddesden Neighbourhood Plan 2022-2039.
9 The materials to be used in the construction of the external surfaces of the development hereby permitted shall match, in type, colour and texture to those specified within application form.
REASON: In the interests of visual amenity and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy DD2 of the Cliddesden Neighbourhood Plan 2022-2039.
10 Protective measures, including fencing, ground protection, supervision, working procedures and special engineering solutions shall be carried out in accordance with the Arboricultural Development Statement reference no. CBA11962v1 dated November 2025, prepared by CBA Trees and Tree Protection Plan drawing no. CBA11962.02 TPP. Tree protection fencing and ground protection shall be erected prior to any site activity starting and maintained throughout the development. The development shall be carried out in complete accordance with the approved Method Statement.
REASON: To ensure that the trees to be retained are in a safe and healthy condition to the benefit 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 ENV3 of the Cliddesden Neighbourhood Plan.
11 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.
REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance Policy EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
12 No deliveries of construction materials or plant and machinery and no removal of any spoil from the site, shall take place before the hours of 0730 nor after 1800 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays nor on Sundays or recognised public holidays.
REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance with Policy EM12 of the Basingstoke and Deane Local Plan 2011-2029.
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 the event that any discoloured or odorous soils be encountered during development works or should any hazardous materials or significant quantities of made ground be found, then all development works should be stopped, the Local Planning Authority contacted and a scheme to investigate the risks and / or the adoption of any required remedial measures should be submitted.
Interest
Name
Item no./Topic
Support
Mr Runcie
Item 2 – 25/02272/FUL
Support
Mr Shanks
Item 2 – 25/02272/FUL
1 Application - 25/00035/FUL: Construction of four dwellings and associated access. Site: Land At Mac's Field to The South West Of Bells Meadow St Mary Bourne Hampshire.
The Committee considered the report set out on pages 15 to 105 of the agenda together with the further material set out on the addendum sheet and other matters discussed at the meeting.
RESOLVED that: the application be APPROVED subject to the application entering into a legal agreement (in accordance with the Community Infrastructure Levy Regulations 2010 and Policy EM4 of the Basingstoke and Deane Local Plan 2016-2029 and Policy P5 St Mary Bourne Neighbourhood Plan 2016-2029 between the applicant and the Borough Council to secure:
· Significant on-site biodiversity net gain enhancements
Should the requirements set out above not be satisfactorily secured, then the Planning and Development Manager be delegated to REFUSE permission for appropriate reasons.
On completion of the legal agreement the Planning and Development Manager be delegated to grant planning permission subject to the conditions and informatives set out below.
Conditions
1
The development hereby permitted shall be carried out in accordance with
the following approved plans:
Location plan - dwg no. P01 rev B Block plan - dwg no. P02 rev F Proposed site plan - dwg no. P03 rev F Street scene/ section - dwg no. P05 rev C House 1 Plans - dwg no. P10 rev C House 1 Elevations - dwg no. P11 rev C House 2 Plans – dwg no. P20 rev B House 2 Elevations – dwg no. P21 rev D House 3 Plans - dwg no. P30 rev F House 3 Elevations - dwg no. P31 rev F House 4 Plans - dwg no. P40 rev B House 4 Elevations - dwg no. P41 rev B Detached carport plans and elevations - dwg no. P50 rev A Bin and Cycle Store Plans and Elevations - dwg no. 52 rev A
REASON: For the avoidance of doubt and in the interests of proper planning.
2
The development hereby permitted shall be begun before the expiration of 3 years from the date of this planning permission.
REASON: To comply with Section 91 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.
3
No development (including site clearance and preparation) shall take place until:
1. The applicant has secured the implementation of a programme of archaeological evaluation, in accordance with a Written Scheme of Investigation (WSI) that has been submitted to and approved in writing
by the Local Planning Authority.
2. Following evaluation, the applicant has secured the implementation of a programme of archaeological mitigation of impact, also in accordance with an approved WSI.
3. Following the completion of archaeological fieldwork, to be undertaken
in accordance with the WSI, the applicant shall submit a report in accordance with a programme previously approved in writing by the
Local Planning Authority. The report must set out and secure
appropriate post-excavation assessment, specialist analysis, reports, publication, and public engagement.
REASON: To mitigate the effect of the works associated with the
development upon any archaeological heritage asset and to ensure that they are preserved by record for future generations in accordance with Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029.
4
No development (including site clearance and preparation) shall take place until a Tree Protection Plan, which incorporates the findings of the arboricultural survey by RMTTree Consultancy Ltd and its associated Tree Constraints Plan (drawing no RMT1016-TCP) dated 9 August 2024, has
been submitted to and approved in writing by the Local Planning Authority. The approved tree protection shall then 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 Tree Protection Plan.
REASON: Details are required prior to commencement because insufficient information has been submitted with the application in this regard, to ensure that reasonable measures are taken to safeguard protected/important landscape trees in the interests of local amenity 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 P5 of the St Mary Bourne Neighbourhood Plan 2016-2029.
5
No development (including site clearance and preparation) shall take place,
a Construction Environmental Management Plan (CEMP) shall be submitted and approved in writing by the Local Planning Authority. The CEMP must include detailed mitigation measures addressing all ecological aspects of the site, as well as any potential off-site impacts, including perceived effects on adjacent ecological receptors such as watercourses, priority habitats, and designated sites. No development shall take place other than in complete accordance with the approved CEMP.
REASONS: Details are required in the absence of accompanying the
planning application and in order to prevent or mitigate construction related impacts on onsite or surrounding key habitats and species in line with
relevant legislative protection and Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 and Policy P5 of the St Mary Bourne Neighbourhood Plan 2016-2029.
6
No development hereby permitted shall take place except in accordance with the terms and conditions of the Council’s Organisational Licence (WML-OR134, or a ‘Further Licence’) and with the proposals detailed on plan "Land at Mac’s Field: Impact plan for great crested newt District Licensing (Version 1)" dated 17th November 2025.
REASON: In order to ensure that adverse impacts on great crested newts
are adequately mitigated and to ensure that site works are delivered in full compliance with the organisational licence (WML-OR134, or a ‘Further Licence’), in accordance with Policy EM4 of the Basingstoke and Deane
Local Plan 2011-2029, Policy P5 of the St Mary Bourne Neighbourhood Plan 2016-2029.and Section 15 of the National Planning Policy Framework (2024), Circular 06/2005 and the Natural Environment and Rural Communities Act 2006.
7
No development shall (including site clearance and preparation) shall take place until a detailed surface water and foul drainage scheme for the site has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include:
Detailed design drawings and calculations;
Confirmation of discharge rates and points of connection;
Details of attenuation features, maintenance responsibilities, and long-term management arrangements; and
Evidence of agreement with the relevant sewerage undertaker where applicable.
The approved drainage scheme shall be implemented in full prior to occupation of the development and thereafter maintained in accordance with the agreed details.
REASON: Details are required in the absence of accompanying the planning application and to ensure that the development is served by an appropriate drainage system and to prevent flooding and pollution, in accordance with Policies EM7 of the Basingstoke and Deane Local Plan 2011-2029 and
Policy P5 of the St Mary Bourne Neighbourhood Plan 2016-2029 and the National Planning Policy Framework.
8
No development (including site clearance and preparation) shall take place until confirmation has been submitted to and approved in writing by the Local Planning Authority which demonstrates that a mitigation package has been secured that addresses all of the additional nutrient input arising from the development and ensures that the additional nutrient loading will not have an adverse effect on the integrity of internationally protected Habitat Sites,
having regard to the conservation objectives for those sites.
REASON: In the absence of accompanying the planning application, details are required to demonstrate that suitable mitigation has been secured to address the likely significant effects of nutrients generated from the development upon internationally protected sites in accordance with the Conservation of Habitats and Species Regulations 2017 and in accordance with the National Planning Policy Framework (December 2024) and Policy EM4 of the Basingstoke and Deane Local Plan 2011- 2029 and Policy P5 of the St Mary Bourne Neighbourhood Plan 2016-2029.
9
Plots 1 to 4 shall be constructed to accessible and adaptable standards to meet the requirements of Building Regulations Approved Document M4(2). The development shall thereafter be carried out in full accordance with the approved details, and the identified dwelling(s) shall be retained as such for the lifetime of the development.
REASON: To ensure an appropriate high-quality form of development and to accord with Policies CN1 and CN3 of the Basingstoke and Deane Local Plan 2011-2029 and the Housing Supplementary Planning Document (2018). Details are required in the absence of being provided to accompany the planning submission.
10
Notwithstanding information shown on the approved drawings, no development above slab level shall commence on any individual plot until details of materials, finishes, and external plant for that plot have been submitted to and approved in writing by the Local Planning Authority.
The submitted details should include physical samples, including on-site sample panels as applicable. The works shall then proceed in strict accordance with the approved details and maintained as such. These requirements include provision of information relating to:
· the material, colour, finish, size and source of facing bricks for the plinths;
· combined with the above, the material, colour, finish, profile and source of jointing mortar;
· the material, size, texture, colour, profile, and source of all cladding materials;
· the material, size, texture, colour, profile, and source of roofing materials;
· materials and finishes to be used in the detailing of valleys, hips, ridges, gables, eaves and verges;
· the proposed rainwater goods;
· External plant, design, location and colour.
·
REASON: Details are required in the interests of the visual amenities of the area and to ensure preservation of the significance and/or setting of a heritage asset in accordance with Policies EM11 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy P7 of the St Mary Bourne Neighbourhood Plan 2016-2029.
11
Notwithstanding information shown on the approved drawings, no windows (including rooflights) or doors shall be installed on any individual plot until full working details of all windows (including rooflights) and doors have been submitted to and approved in writing by the Local Planning Authority.
Details shall include annotated elevations, sections and plans which are referenced to the approved plans. These details shall illustrate the nature of materials and finishes, framing elements, glazing, glazing units, glazing bars, and methods of opening. Drawings shall be at a minimum scale of 1:20 and with details at 1:5. The works shall then proceed in strict accordance with the approved details and the windows and doors shall be retained and maintained as approved.
REASON: Details are required in the absence of accompanying the planning application to ensure preservation of the significance and setting of a heritage asset in accordance with Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029 and the Basingstoke and Deane Heritage SPD.
12
No development shall take place on site above slab level until a scheme of landscaping has been submitted to and approved in writing by the Local Planning Authority. This shall specify species, planting sizes, spacing and numbers of trees/shrubs to be planted. The works approved shall be carried out in the first planting and seeding seasons following the first occupation of the buildings. In addition, a maintenance programme detailing all operations to be carried out in order to allow successful establishment of planting, shall be submitted to and approved in writing by the Local Planning Authority before development commences. Any trees or plants relating to the approved landscaping scheme, which, within a period of 5 years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, to be agreed in writing by the Local Planning Authority.
REASON: Details are required prior to commencement above slab level because insufficient information has been submitted with the application in this regard, to improve the appearance of the site in the interests of visual amenity in accordance with Policies EM1, EM7 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy P7 of the St Mary Bourne Neighbourhood Plan 2016-2029.
13
No development shall take place on site above slab level on any individual plot until details of the materials to be used for hard and paved surfacing for that plot have been submitted to and approved in writing by the Local Planning Authority. The approved surfacing shall be completed before the adjoining buildings are first occupied and thereafter maintained.
REASON: Details are required in the absence of accompanying the application and in the interests of visual amenity and highway safety, in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policies L1 andPolicy P7 of the St Mary Bourne Neighbourhood Plan 2016-2029.
14
No development shall take place on site above slab level on any individual plot until there has been submitted to and approved in writing by the Local Planning Authority a plan indicating the positions, design, materials and type of screen walls/fences/hedges to be erected and/or planted for that plot. The approved screen walls/fences shall be erected and/or planted before the respective dwelling hereby approved is first occupied and shall subsequently be maintained as per the approved details. Any trees or plants which, within a period of 5 years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species.
REASON: Details are required above slab level because insufficient information has been submitted with the application, in the interests of the privacy of the occupiers of adjoining residential properties and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy P7 of the St Mary Bourne Neighbourhood Plan 2016-2029.
15
The development hereby approved shall be carried out in accordance with the recommendations and procedures contained within Chapter 8 Recommendations of the Ecological Appraisal by HAD dated 12/2024.
REASON: In order to mitigate impacts on designated sites and priority habitats and species including bats, dormice, reptiles and breeding birds protected under the Conservation of Habitats and Species Regulations 2017 (Amended) and The Wildlife and Countryside Act 1981 (Amended), Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 and Policy P5 of the St Mary Bourne Neighbourhood Plan 2016-2029.
16
Prior to the installation of any external lighting, a bat sensitive external lighting scheme, in line with recommendations contained within the Ecological Appraisal by HAD dated 12/2024 and contained within Guidance Note 8 - Bats and Artificial Lighting at Night by The Institution of Lighting Professionals and The Bat Conservation Trust 2023, shall be submitted to and approved in writing by the Local Planning Authority. Thereafter external lighting provision should be undertaken in accordance with the approved external lighting scheme.
REASON: Details are required due to the absence of any external lighting details and to mitigate impacts on roosting and foraging bats in line with protection under The Conservation of Habitats and Species Regulations 2017 (Amended) and in order to meet with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 and Policy P5 of the St Mary Bourne Neighbourhood Plan 2016-2029.
17
The dwellings hereby permitted shall not be individually occupied until vehicle parking has been constructed, surfaced and marked out in accordance with the approved details (Proposed site plan - drawing no. P03 rev F) for the respective property. The area shall not thereafter be used for any purpose other than parking, loading and unloading of vehicles.
REASON: In the interests of highway safety and in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029 and Policy P7 of the St Mary Bourne Neighbourhood Plan 2016-2029.
18
The dwellings hereby permitted shall not be individually occupied until the respective property has provision within its curtilage for secure cycle parking facilities for 2 long and 1 short stay places. The cycle storage shall thereafter be retained and maintained in perpetuity.
REASON: To improve provision for cyclists and discourage the use of the private car wherever possible and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy P7 of the St Mary Bourne Neighbourhood Plan 2016-2029.
19
The dwellings hereby permitted shall not be individually occupied until the respective property has provision within its curtilage for refuse and recycling storage (prior to disposal), 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 and shall make space to provide 1 number 240ltr refuse Wheelie bin, 1 number 240ltr recycling Wheelie bin, 1 number glass recycling box and a food waste box for each dwelling, and 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.
REASON: In the interests of general amenity, to ensure convenience of arrangements for refuse and recycling storage and collection and to ensure that no obstruction is caused on the adjoining highway, in the interest of highway safety and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
20
The development shall not be brought into use until all areas indicated to be used for vehicles and pedestrians on the approved plan have been laid out with a drained surface. Provision shall be made to direct run-off water from the surface to a permeable or porous area or surface within the curtilage of the development. Such areas shall be retained as such for the lifetime of the development.
REASON: To ensure adequate provision for surface water drainage and in the interests of highway safety in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011- 2029 and Policy P7 of the St Mary Bourne Neighbourhood Plan 2016-2029.
21
Before any dwelling hereby approved is occupied, the means of vehicular access to the site shall be constructed in accordance with the details and drawing (001 Rev A) shown in Pulsar Highway Technical Note dated 13th March 2025. No structure, erection or planting exceeding 1.0m in height shall thereafter be placed within the visibility splays shown on the approved plan.
REASON: To ensure a suitable access and layout in the interests of highway safety in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011- 2029 and Policy P7 of the St Mary Bourne Neighbourhood Plan 2016-2029.
22
The properties hereby approved shall not be individually occupied until a Construction Statement detailing how the respective new home will meet a water efficiency standard of 110 litres or less per person per day has been submitted to and approved in writing by the Local Planning Authority, unless otherwise agreed in writing with the Local Planning Authority through a demonstration that this requirement for sustainable water use cannot be achieved on technical or viability grounds. The development shall be carried out in accordance with the approved details.
REASON: In the absence of such details being provided within the planning submission, details are required to ensure that the development delivers a level of sustainable water use in accordance with Policy EM9 of the Basingstoke and Deane Local Plan 2011-2029.
23
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.
REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance with Policy EM12 of the Basingstoke and Deane Borough Local Plan 2011-2029.
24
No deliveries of construction materials or plant and machinery and no removal of any spoil from the site shall take place before the hours of 0730 nor after 1800 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays nor on Sundays or recognised public holidays.
REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance Policy EM12 of the Basingstoke and Deane Local Plan 2011-2029.
Biodiversity Net Gain
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).
4.5 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.
REASON: In order to achieve a net gain for biodiversity in line with Section 15 of the National Planning Policy Framework (2024) and Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 and Policy P5 of the St Mary Bourne Neighbourhood Plan 2016-2029.
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:-
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 this development will result in new postal addresses or changes in addresses, please contact the council's Street Naming and Numbering team on 01256 845539 or email GMSTeam@basingstoke.gov.uk to commence the process. Details can be found on the council's website.
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. 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 be submitted to, agreed and approved in writing by the Local Planning Authority prior to the recommencement of development works. The development shall then proceed in accordance with the approved remedial measures. 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. This is 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 and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
7. The applicant is advised to satisfy themselves that any external plant, such as air source or ground source heat pumps do not require planning permission prior to installation having regard to the Town and Country Planning (General Permitted Development)(England) Order 2015 (as amended). Guidance notes on air source heat pumps confirm that at the nearest receptor (e.g. neighbour's property) noise must not exceed the limit of 42dB. Notes can be found at: https://www.basingstoke.gov.uk/planning-application-noise. Section 14.2 of the Council's noise guide addresses the Microgeneration Certification Scheme. An online noise impact assessment form is available for completion to assist at: https://mcscertified.com/wp-content/uploads/2021/10/MCS-020.pdf. Section 14.4 also links to the Chartered Institute of Environmental Health (CIEH) advice note: https://www.cieh.org/media/7538/heat-pumps-briefing-note-professional-advice-note.pdf.
8. It is recommended that the NatureSpace Best Practice Principles are taken into account and implemented where possible and appropriate.
9. It is essential to note that any works or activities whatsoever undertaken on site (including ground investigations, site preparatory works or ground clearance) prior to receipt of the written authorisation from the planning authority which permits the development to proceed under the District Licence (WML-OR134, or a 'Further Licence') are not licensed under the great crested newt District Licence. Any such works or activities have no legal protection under the great crested newt District Licence and if offences against great crested newt are thereby committed then criminal investigation and prosecution by the police may follow.
10. Construction of the development shall not commence until details of the proposed means of foul sewerage and surface water disposal have been submitted to and approved in writing by the Local Planning Authority in consultation with Southern Water.
11. No vehicles, machinery, equipment, materials, spoil or vegetation shall be parked, stored, disposed of or planted on or near to St Mary Bourne Footpath 38 in such a way as to cause obstruction, hindrance or a hazard to the public who retain the right to safe and convenient access to the Public Right of Way at all times.
12. The Tree Protection Plan should be drawn up to reflect the current British Standard BS 5837 2012 'Trees in Relation to Design, Demolition and Construction'. Further helpful advice is contained in the council's adopted Landscape and Biodiversity Supplementary Planning Document (2008).
13. The development hereby approved is liable to the Community Infrastructure Levy (CIL). This means you may be required to make payments to the Council in accordance with the CIL Regulations. A Liability Notice setting out further details, including the amount of CIL payable, will be issued separately from this Decision Notice.
Some developments may be eligible for relief or exemption from CIL. Further information, including how to apply for relief or exemptions that may be available and how to claim them can be found at: https://www.gov.uk/guidance/community-infrastructure-levy#relief-and-exemptions. Relevant forms can be downloaded from the Planning Portal (at https://www.planningportal.co.uk/planning/policy-and-legislation/CIL/download-the-forms
If you have already submitted any additional CIL forms, these will be processed following the issue of the Liability Notice.
Prior to your development commencing you are required to submit
- CIL Form 2 (Assumption of Liability) (https://ecab.planningportal.co.uk/uploads/1app/forms/form_2_assumption_of_liability.pdf) and
- CIL Form 6 (Commencement Notice) (https://ecab.planningportal.co.uk/uploads/1app/forms/form_6_commencement_notice.pdf).
Failure to Assume Liability and submit a Commencement Notice prior to the commencement of development may result in the loss of any exemptions claimed; the loss of any right to pay by instalments; and additional costs to you in the form of surcharges (https://www.basingstoke.gov.uk/content/doclib/2569.pdf).
Please note that all CIL related enquiries and completed CIL forms, should be sent to CILcharge@basingstoke.gov.uk.
2 Application - 25/02272/FUL: Erection of a detached dwelling (self-build). Site: Mistral Hackwood Lane Cliddesden Hampshire
The Committee considered the report set out on pages 106 to 136 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 they believed to be straightforward and therefore supported the officer recommendation for approval.
It was highlighted that the only reason it was before the Development Control Committee was at the request of the ward councillors in the possibility that the officer recommendation was to refuse the application.
RESOLVED that: the application be APPROVED subject to the conditions and informatives listed below.
Conditions
1 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.
2 The development hereby permitted shall be carried out in accordance with the following approved plans:
Proposed Site Plan drawing no. P05 Rev b, received on 23 January 2026
Street Scene drawing no. P06 Rev B, received on 23 January 2026
Proposed Elevations drawing no. P11 Rev C, received on 23 January 2026
Proposed Roof and Floor Plans drawing no. P10 Rev C, received on 23 January 2026
REASON: For the avoidance of doubt and in the interests of proper planning.
3 Prior to the commencement of development, a Construction Environmental Management Plan (CEMP) shall be submitted to and approved in writing by the Local Planning Authority that outlines the measures to be taken to avoid and/or mitigate demolition and construction impacts on important habitats and species. Works must proceed in accordance with such an agreed CEMP. The CEMP should cover aspects including (but not necessarily limited to) the following:
Pollution control (e.g., chemicals, dust, sediment, debris)
Storage and disposal of fuel/chemicals and waste
Protection of adjacent semi-natural habitats, in particular trees and hedges present on site
Visual/noise/vibrational impacts to species
Use of any additional lighting on site during and post construction
Thereafter the development shall be carried out in accordance with the approved details.
REASON: To meet requirements under the Wildlife and Countryside Act 1981 (as amended), the Natural Environment and Rural Communities Act 2006, and Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029, Policy ENV3 of the Cliddesden Neighbourhood Plan 2022-2039 and the guidance contained with the National Planning Policy Framework (December 2024).
4 Prior to the commencement of development, a Biodiversity Mitigation and Enhancement Plan shall be submitted and approved in writing by the Local Planning Authority that outlines species and habitat enhancement measures. Following approval, the development will be undertaken in line with approved details.
REASON: To provide enhancements in line with Section 15 of NPPF and Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 and Policy ENV3 of the Cliddesden Neighbourhood Plan 2022-2039.
5 No development, including any demolition works, soil moving, temporary access construction and/or widening, or storage of materials shall commence on site until a detailed services layout has been submitted and approved in writing by the Local Planning Authority. All services shall be included including gas, electricity, foul and fresh water, drainage and telecommunications. If a particular service is not required, a statement shall be included to that effect. The layout shall respect landscape and wildlife protection and mitigation measures and in particular, ensure that its implementation does not require installation or future maintenance excavations to be made within protection zones. The development and/or other operations shall be carried out and thereafter maintained in complete accordance with the approved service layout.
REASON: Details are required prior to commencement because insufficient information has been submitted with the application in this regard, to ensure the protection of identified trees, landscape and wildlife features/areas, in accordance with Policies EM1, EM4 and EM10 and of the Basingstoke and Deane Local Plan 2011-2029 and Policy ENV3 of the Cliddesden Neighbourhood Plan 2022-2039.
6 No development shall take place on site above ground slab level until a hard and soft landscaping scheme has been submitted to and approved in writing by the Local Planning Authority.
The soft landscaping scheme shall specify species, planting sizes, spacing and numbers of trees/shrubs to be planted (including replacement trees where appropriate) shall be submitted to and approved in writing by the Local Planning Authority.
The submitted details shall include a maintenance programme detailing all operations to be carried out in order to allow successful establishment of planting. Any trees or plants which, within a period of 5 years from the date of planting, die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species.
The submitted hard landscaping scheme shall set out the full details of the materials to be used for hard and paved surfacing and the approved surfacing shall thereafter be maintained in accordance with the details so approved. The details shall demonstrate that the hard surfacing materials are made of porous materials, or provision is made to direct run-off water from the hard surface to a permeable or porous area or surface within the curtilage of the development.
REASON: Details are required prior to commencement above slab level because insufficient information has been submitted with the application in this regard, to improve the appearance of the site in the interests of visual amenity in accordance with Policies EM1, EM7 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy DD2 of the Cliddesden Neighbourhood Plan 2022-2039.
7 Prior to occupation of the dwelling hereby approved, a Construction Statement detailing how the new dwelling shall meet a water efficiency standard of 110 litres or less per person per day shall be 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 and the water efficiency measures shall be retained in perpetuity.
REASON: In the absence of such details being provided within the planning submission, details are required to ensure that the development delivers a level of sustainable water use in accordance with Policy EM9 of the Basingstoke and Deane Local Plan 2011-2029.
8 Prior to occupation of the dwellings hereby approved, parking provision and turning areas in accordance with those shown on the approved drawings shall be made within the site and shall be retained thereafter for such purposes. For the avoidance of doubt this includes spaces within garages where applicable.
REASON: To ensure adequate on-site car parking provision for the approved development in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy TM1 of the Cliddesden Neighbourhood Plan 2022-2039.
9 The materials to be used in the construction of the external surfaces of the development hereby permitted shall match, in type, colour and texture to those specified within application form.
REASON: In the interests of visual amenity and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy DD2 of the Cliddesden Neighbourhood Plan 2022-2039.
10 Protective measures, including fencing, ground protection, supervision, working procedures and special engineering solutions shall be carried out in accordance with the Arboricultural Development Statement reference no. CBA11962v1 dated November 2025, prepared by CBA Trees and Tree Protection Plan drawing no. CBA11962.02 TPP. Tree protection fencing and ground protection shall be erected prior to any site activity starting and maintained throughout the development. The development shall be carried out in complete accordance with the approved Method Statement.
REASON: To ensure that the trees to be retained are in a safe and healthy condition to the benefit 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 ENV3 of the Cliddesden Neighbourhood Plan.
11 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.
REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance Policy EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
12 No deliveries of construction materials or plant and machinery and no removal of any spoil from the site, shall take place before the hours of 0730 nor after 1800 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays nor on Sundays or recognised public holidays.
REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance with Policy EM12 of the Basingstoke and Deane Local Plan 2011-2029.
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 the event that any discoloured or odorous soils be encountered during development works or should any hazardous materials or significant quantities of made ground be found, then all development works should be stopped, the Local Planning Authority contacted and a scheme to investigate the risks and / or the adoption of any required remedial measures should be submitted.
6
Amendment to Resolution to Grant Planning Permission subject to Section 106 Agreement for application 24/00930/FUL
This report provides the reasons for an alteration to the approach to s106 Build to Rent requirements.
Contact Officer: The Planning and Development Manager
Contact Officer: The Planning and Development Manager
Attachments:
- Document 24 00930 FUL - Viewpoint Amended Resolution 16 Feb 2026
- Document Appendix A - Committee Report - 28 May 2025 16 Feb 2026
- Document Appendix B - Update Paper 28 May 2025 16 Feb 2026
- Document Appendix C - Applicant Letter dated 11 February 2026 16 Feb 2026
Minutes
The Planning and Development Manager introduced the report which explained the reasons for an alteration to the approach to s106 Build to Rent requirements
The report in May 2025 set out the assessment as to why the application was recommended for approval and no material changes had occurred since that time. The only issue before Members was in relation to the specific elements related to the restriction of the occupation of the development as Build to Rent.
Through the negotiation of the s106 agreement the applicant had alerted the council to the clause creating an issue regarding funding to support the development, impacting on the deliverability of the development. This was on the basis of the Build to Rent restriction being initially captured as being in perpetuity. The applicant’s letter set out in full Appendix C but had explained the following points in relation to deliverability of the development:
“Firstly, the restriction needs to be time limited, timescales ranging from 5 to 15 years across various different Local Authorities.
Secondly, the restriction should preserve the ability to sell homes, in the normal way ‘for sale’ housebuilder would, with a ‘clawback mechanism’ in place to ensure any additional value of this is captured by the Local Authority as further public benefit of the scheme. This was usually in the form of an additional cash contribution towards off site affordable housing.
Whilst the applicant’s attention was still to deliver as a build to rent mechanism. It related to the financial viability of the site which became a material planning consideration because it would impact the deliverability of the housing within the scheme.
The Committee discussed the report and were content with the recommendation which would provide more flexibility than the previously agreed Build to Rent in perpetuity.
The affordable housing contribution of £250,000 if the development was not commenced within 12 months of planning permission being granted was also mentioned.
RESOLVED that: the amended resolution to grant planning permission for application 24/00930/FUL be APPROVED as follows:
That the Committee delegates authority to the Head of Planning and Infrastructure to APPROVE the application subject to the following:
i) a legal agreement (in accordance with the Community Infrastructure Levy Regulations 2010, Policies CN6, CN9, EP1, EM10, EM12 and EM4 of the Basingstoke and Deane Local Plan 2011-2029) between the applicant and the Borough and County Councils to secure:
· BNG – significant features
· Affordable Housing Contribution of £250,000 and review mechanism if the development is not commenced within 12 months of planning permission being granted
· Restriction of the development to Build To Rent only to prevent market sale for a minimum of 10 years with affordable housing clawback mechanism should any units be disposed to the open market during that period (underlining being the amended wording)
· Open Space Contribution of £250,000
· Landscape Management Plan
· Employment and Skills Plan
· Travel Plan, Travel Plan Monitoring and Approval Fees
· Delivery of layby works and reinstatement of the existing southern access to footway and verge and a Traffic Regulation Order to restrict the layby to loading only
The conditions listed at the end of the report. Should the requirements set out above not be satisfactorily secured within 6 months of the date of the meeting, then the Head of Planning and Infrastructure be delegated to REFUSE permission for appropriate reasons.
The report in May 2025 set out the assessment as to why the application was recommended for approval and no material changes had occurred since that time. The only issue before Members was in relation to the specific elements related to the restriction of the occupation of the development as Build to Rent.
Through the negotiation of the s106 agreement the applicant had alerted the council to the clause creating an issue regarding funding to support the development, impacting on the deliverability of the development. This was on the basis of the Build to Rent restriction being initially captured as being in perpetuity. The applicant’s letter set out in full Appendix C but had explained the following points in relation to deliverability of the development:
“Firstly, the restriction needs to be time limited, timescales ranging from 5 to 15 years across various different Local Authorities.
Secondly, the restriction should preserve the ability to sell homes, in the normal way ‘for sale’ housebuilder would, with a ‘clawback mechanism’ in place to ensure any additional value of this is captured by the Local Authority as further public benefit of the scheme. This was usually in the form of an additional cash contribution towards off site affordable housing.
Whilst the applicant’s attention was still to deliver as a build to rent mechanism. It related to the financial viability of the site which became a material planning consideration because it would impact the deliverability of the housing within the scheme.
The Committee discussed the report and were content with the recommendation which would provide more flexibility than the previously agreed Build to Rent in perpetuity.
The affordable housing contribution of £250,000 if the development was not commenced within 12 months of planning permission being granted was also mentioned.
RESOLVED that: the amended resolution to grant planning permission for application 24/00930/FUL be APPROVED as follows:
That the Committee delegates authority to the Head of Planning and Infrastructure to APPROVE the application subject to the following:
i) a legal agreement (in accordance with the Community Infrastructure Levy Regulations 2010, Policies CN6, CN9, EP1, EM10, EM12 and EM4 of the Basingstoke and Deane Local Plan 2011-2029) between the applicant and the Borough and County Councils to secure:
· BNG – significant features
· Affordable Housing Contribution of £250,000 and review mechanism if the development is not commenced within 12 months of planning permission being granted
· Restriction of the development to Build To Rent only to prevent market sale for a minimum of 10 years with affordable housing clawback mechanism should any units be disposed to the open market during that period (underlining being the amended wording)
· Open Space Contribution of £250,000
· Landscape Management Plan
· Employment and Skills Plan
· Travel Plan, Travel Plan Monitoring and Approval Fees
· Delivery of layby works and reinstatement of the existing southern access to footway and verge and a Traffic Regulation Order to restrict the layby to loading only
The conditions listed at the end of the report. Should the requirements set out above not be satisfactorily secured within 6 months of the date of the meeting, then the Head of Planning and Infrastructure be delegated to REFUSE permission for appropriate reasons.
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