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, 8th April 2026
6:30 PM
Wednesday, 8th April 2026
6:30 PM
End:
Wednesday, 8th April 2026
9:30 PM
Wednesday, 8th April 2026
9:30 PM
Meeting Status
Status:
Confirmed
Confirmed
Date:
08 Apr 2026
08 Apr 2026
Location:
Council Chamber - Deanes
Council Chamber - Deanes
Webcast:
Available
Available
Meeting Attendees
Committee Member
Councillor Paul Gaskell
Apologies
Reserve
Councillor Alex Lee
Not required
Reserve
Councillor Jenny Vaux
Not required
Committee Member
Vice Chair of the Resources Committee
Officer
Assistant Planning Manager
Katherine Fitzherbert-Green
Expected
Reserve
Chair of the Human Resources Committee
Reserve
Chair of the Licensing Committee
Reserve
Vice-Chair of the Licensing Committee
Committee Member
Reserve
Leader of the Conservative Group
Reserve
Chair
Chair of Development Control Committee
Vice-Chair
Chair of the Resident Services & Vice-Chair of Development Control Committee
Committee Member
Councillor Karen Watts
Basingstoke & Deane Independent Group
Apologies, sent representative
View Profile
Reserve
Deputy Leader of the Labour Group and Chair of the Environment and Infrastructure Committee
Guest
Cabinet Member for Major Projects and Business Engagement
Agenda
1
Apologies for absence and substitutions
Minutes
Councillor Gaskell sent his apologies.
Councillor Watts was replaced by Councillor Oborn.
Councillor Watts was replaced by Councillor Oborn.
2
Declarations of interest
Minutes
Councillor Grassi advised that she was pre-determined on application number 24/00756/FUL and stood down from the committee for that item.
Councillor Hussey advised that although he was approached at the viewing panel by a Ward Councillor who showed him a map on their phone, he confirmed that he was not pre-determined.
Councillor Hussey advised that although he was approached at the viewing panel by a Ward Councillor who showed him a map on their phone, he confirmed that he was not pre-determined.
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 meetings held on the 11th February and 25th February 2026
The Chair will move that the minutes of the meetings held on the 11th February and 25th February 2026 be signed as a correct record.
The only part of the minutes that can be discussed is their accuracy.
The only part of the minutes that can be discussed is their accuracy.
Attachments:
- Document Minutes of the meeting held on the 11th February 2026 26 Mar 2026
- Document Minutes of the meeting held on the 25th February 2026 26 Mar 2026
Minutes
The Minutes of the meetings held on the 11th February and 25th February 2026 were confirmed by the Committee as a correct record and signed by the Chair.
5
Applications for planning permission and public participation thereon
This report details the planning applications to the Committee for consideration and decision.
Contact Officer: Planning and Development Manager
Wards Affected: Basing And Upton Grey, Eastrop & Grove, Evingar, Tadley North, Kingsclere & Baughurst, Whitchurch, Overton & Laverstoke,
Contact Officer: Planning and Development Manager
Wards Affected: Basing And Upton Grey, Eastrop & Grove, Evingar, Tadley North, Kingsclere & Baughurst, Whitchurch, Overton & Laverstoke,
Attachments:
- Document Report 26 Mar 2026
- Document Index 26 Mar 2026
- Document Applications 26 Mar 2026
- Document Update Front Sheet 26 Mar 2026
- Document DCC Update Paper - 08 April 2026 26 Mar 2026
Minutes
The following Public Participation took place:
Interest
Name
Item no./Topic
Support
Mr Rose
Item 1 - 21/01748/OUT
Support
Ms Tipper
Item 2 – 24/00217/FUL
Parish Council
Mr Cubitt
Item 3 - 24/00756/FUL
Objector
Mr Gray
Item 3 - 24/00756/FUL
Support
Ms Tipper
Item 3 - 24/00756/FUL
Councillor
Cubitt
Item 3 - 24/00756/FUL
Councillor
Grassi
Item 3 - 24/00756/FUL
Support
Mr Dowling
Item 5 - 25/01237/HSE
Support
Mr Elwes
Item 5 - 25/01237/HSE
Support
Mrs Downie
Item 5 - 25/01237/HSE
Councillor
Izett
Item 5 - 25/01237/HSE
Support
Mr Thorpe
Item 7 - 25/01711/TDC
Application 1 - 21/01748/OUT: Outline application for 10 no. new dwellings following the demolition of existing dwelling (all matters reserved save for access and layout). Site: Fairy Cross, Chandler Road, Basingstoke, RG21 3JX
The Committee considered the report set out on pages 77 to 119 of the agenda together with the further material set out on the addendum sheet and other matters discussed at the meeting.
The Committee discussed the proposed application.
Members accepted the principle of development, noting that the height and proximity of existing trees would largely eliminate any potential visual intrusion. It was further observed that, in any event, the visual impact would not be significant given the presence of existing residential development in neighbouring roads.
Concerns were raised regarding the width of the access road to the site. It was noted that any damage arising from construction activity would be required to be made good by the developer.
Members noted that a Biodiversity Enhancement and Management Plan would be secured, together with a Bat Mitigation Plan, to ensure appropriate ecological protection and enhancement of the site.
The Committee acknowledged that the site previously benefitted from planning permission for 16 dwellings, and therefore the proposed reduction to 10 dwellings was viewed positively.
Concerns were expressed that residents may experience difficulty parking on their road during the construction phase. However, it was noted that this matter could not be given weight as a reason for refusal at this stage.
RESOLVED that: the application be APPROVED subject to the applicant entering into a legal agreement (in accordance with the Community Infrastructure Levy Regulations 2010 and Policies EM5, CN6 and CN8 of the Basingstoke and Deane Borough Local Plan 2011-2029) between the applicant and the Borough Council to secure:
- Off site Multi-functional Green Space
- Off-site Equipped Play Area
Should the requirements set out above not be satisfactorily secured, then the Head of Planning and Infrastructure be delegated to REFUSE permission for appropriate reasons.
On completion of the legal agreement(s) the Head of Planning and Infrastructure be delegated to grant planning permission subject to the conditions listed and informatives listed below.
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
Location Plan
Block Plan – Drawing number B.01 Revision A
Proposed site layout - P.202 Rev E
REASON: For the avoidance of doubt and in the interests of proper planning.
2 The development hereby permitted shall be begun either before the expiration of 3 years from the date of this permission, or before the expiration of 2 years from the date of approval of the last of the reserved matters to be approved, whichever is later.
REASON: To comply with Section 92 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.
3 Application(s) for approval of the reserved matters shall be made to the Local Planning Authority before the expiration of 3 years from the date of this planning permission.
REASON: To comply with Section 92 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.
4 Approval of the details of the scale, appearance of the proposed building(s), and the landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Local Planning Authority in writing before any development is commenced.
REASON: In order to secure a satisfactory development and in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
5 Applications for the approval of reserved matters for scale and appearance shall be supported by a statement of how the development will be of a high quality of sustainable design. This will include reference to how the layout, design and construction of the development will involve the efficient use of natural resources through reducing resource requirements in terms of energy demands and water use; the consideration of opportunities for renewable and low carbon energy technologies; the use of passive solar design to maximise the use of the sun's energy for heating and facilitate sustainable cooling of buildings; and the mitigation of flooding, pollution and overheating.
REASON: To ensure that measures to make the development sustainable and efficient in the use of energy are included in the development in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011 – 2029.
6 Applications for the approval of reserved matters for 'appearance' shall be accompanied by a materials schedule setting out full details of the types, textures and colours of all external materials to be used whilst shall be approved in writing by the Local Planning Authority. The development shall be carried out and thereafter maintained in accordance with the details so approved.
REASON: Details are required in the interests of the visual amenities of the area and in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
7 Applications for the approval of reserved matters shall be in accordance with Policies CN1 and CN3 of the Basingstoke and Deane Local Plan 2011-2029 with particular regard to the provision of an appropriate housing mix and implementation of 15% accessible and adaptable homes. The development shall be carried out in accordance with the approved details.
REASON: Details are required to ensure that an appropriate proportion of market and affordable homes are designed into the scheme and that the requirements for adaptable and accessible homes are identified to accord with Policies CN1 and CN3 of the Basingstoke and Deane Local Plan 2011-2029.
8 Applications for the approval of reserved matters for landscaping details shall be accompanied by full details of both hard and soft landscape works to include a minimum of:
Hard landscape details shall include the design, type, position and scale of boundary treatments, boundary treatment materials (including finishes) and hardsurfacing materials.
How the hard surface materials comply with the drainage conditions 17-18.
Soft landscape details shall include full planting plans, specification (including cultivation and other operations associated with plant and grass establishment), schedules of plants, noting species, planting sizes and proposed numbers /densities where appropriate. The landscaping scheme shall where reasonably practicable retain and enhance the existing boundary hedgerows and provide a tree lined street.
Tree planting and replacement (tree) planting schedule to include the details of the new tree genus and species with use of native species where appropriate as well as tree sizes and pit rooting details following advice contained within BS:8545: 2014 Trees: From nursery to independence in the landscape - Recommendations.
The specification of tree planting pits together with a method statement for their construction and details of any irrigation or drainage infrastructure, tree root barriers (if necessary) to prevent damage or disruption to any proposed hard surfacing or underground services, drains or other infrastructure (including details of the location of external lighting) sufficient to demonstrate how the development is to be serviced without conflict to tree planting, with allowance for reasonable growth. Where applicable, tree pits shall utilise shared trenches and soil cells to allow for an adequate rooting area to extend underneath the proposed hard surfacing.
An implementation programme.
Scheme for landscape management and maintenance to ensure the establishment and long term management of the landscaping.
The development shall be carried out and thereafter maintained in accordance with the details so approved.
REASON: Details are required to ensure the provision, establishment and maintenance of a high standard of landscape in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
9 Applications for the approval of reserved matters shall be accompanied by a measured survey (fixed to a point outside the site such as the public highway) and a plan prepared to a scale of not less than 1:500 showing details of existing and intended final ground levels and finished floor levels in relation to a nearby agreed datum point which shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details.
REASON: Details are required in the interests of the visual amenities of the area and in accordance with Policy EM1 of the Basingstoke and Deane Local Plan 2011-2029.
10 Applications for the approval of reserved matters shall be submitted with a Refuse Waste Management Strategy which demonstrates vehicle tracking details for refuse vehicles throughout the site, including details of refuse storage and collection facilities for each dwelling. Drawings shall show that refuse vehicles can access all refuse collection points and include the position, design, materials, finishes of such storage facilities and the surface materials from the carriageway to the waste container collection point which shall be smooth and shall not hinder the movement of waste containers to the collection vehicle.
No part of the development shall be occupied until refuse storage and collection facilities have been provided in full accordance with the approved details.
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 as well as food waste and shall be thereafter retained and maintained as such in perpetuity.
REASON: Details are required in the interests of general amenity, to ensure convenience of arrangements for refuse (including food waste) and recycling storage and collection are considered at the design stage and to ensure that no obstruction is caused on the adjoining highway, in the interest of highway safety and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
11 Applications for the approval of reserved matters shall be accompanied by full details of parking and cycle facilities for the dwellings that shall be in accordance with the adopted parking standards. The development hereby permitted shall not be occupied or the use commence, whichever is the sooner, until both vehicle and cycle parking has been constructed, surfaced and marked out in accordance with the approved details. The area shall not thereafter be used for any purpose other than parking, loading and unloading of vehicles and cycles.
REASON: Details are required in the interests of highway safety and in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029.
12 No development shall commence on site (including any works of demolition) until a Construction Method Statement has been submitted to, and approved in writing by, the Local Planning Authority. The approved statement shall include scaled drawings illustrating the provision for:
1) The parking of site operatives and visitors’ vehicles.
2) Loading and unloading of plant and materials.
3) Management of construction traffic and access routes, and
4) Storage of plant and materials used in constructing the development.
The development shall be carried out in accordance with the approved details.
REASON: Details are required in the interests of highway safety and to ensure accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011 – 2029.
13 No development shall commence on site (including any works of demolition) until a scheme has been submitted to and approved in writing by the Local Planning Authority detailing the method of cleaning wheels and chassis of all HGV's, plant and delivery vehicles leaving the site and the means of keeping the site access road and adjacent public highway clear of mud and debris during site demolition, excavation, preparation and construction. The scheme shall be implemented in accordance with the approved details and shall be installed and operational before any development commences and retained in working order throughout the duration of the development. No vehicles shall leave the site in a condition whereby mud, clay or other deleterious materials shall be deposited on the public highway.
REASON: Details are required in the interests of highway safety and to ensure accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011 – 2029.
14 No part of the development shall be brought into use until all existing redundant accesses have been permanently closed and the kerb line reinstated.
REASON: To avoid danger and inconvenience to highway users in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011 – 2029.
15 Before the development is brought into use, the means of vehicular access to the site shall be constructed in accordance with the approved plan (Dwg No.P.202 E and no structure, erection or planting exceeding 0.6 metres in height shall thereafter be placed within the visibility splays of the access.
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.
16 No development shall commence on site (including demolition) until a road condition survey of Chandler Road from the site to its junction with Sheppard Road has been submitted to and approved in writing by the Local Planning Authority. The scope of the survey shall be first agreed with the Local Planning Authority. The findings of the condition survey shall be monitored and reported to the Local Planning Authority at least every 6 months throughout the construction period of the development and any defects or damage attributable to construction activity to be rectified by the developer at their expense within 3 months of the defect being identified.
REASON: In the interests of highway safety and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011 – 2029.
17 No development shall commence on site (including demolition) until a detailed surface water drainage scheme for the site, has been submitted and approved in writing by the Local Planning Authority. The submitted details shall include:
A technical summary detailing the proposed drainage strategy, design methodology and assessment.
Infiltration test results undertaken in accordance with BRE365 and providing a representative assessment of those locations where infiltration features are proposed and demonstrating the 1m unsaturated zone.
Detailed drainage plans to include type, layout and dimensions of drainage features including references to link to the drainage calculations.
Detailed drainage calculations to demonstrate existing runoff rates are not exceeded and there is sufficient attenuation for storm events up to and including 1:100 + climate change. ½ drain times should be stated for the 1:30 and 1:100 assessment.
Evidence that urban creep has been included within the calculations.
Confirmation that sufficient water quality measures have been included to satisfy the methodology in the Ciria SuDS Manual C753.
Exceedance plans demonstrating the flow paths and areas of ponding in the event of blockages or storms exceeding design criteria.
The development shall thereafter be implemented in accordance with the approved details.
REASON: Details are required in the absence of being provided within the application submission and to ensure a satisfactory means of surface water drainage is provided in accordance with Policy EM7 of the Basingstoke and Deane Local Plan 2011-2029.
18 Details for the long term maintenance arrangements for the surface water drainage system shall be submitted to and approved in writing by the Local Planning Authority prior to the first occupation of any of the dwellings. The submitted details shall include;
a. Maintenance schedules for each drainage feature type and ownership
b. Details of protection measures
c. Details of measures put in place to minimise risk in the event of failure if a pumped system is used.
The development shall thereafter be maintained in accordance with the approved maintenance arrangements.
REASON: Details are required in the absence of being provided within the application submission and to ensure a satisfactory means of surface water drainage is provided in accordance with Policy EM7 of the Basingstoke and Deane Local Plan 2011-2029.
19 No development shall commence on site (including demolition) until a tree protection plan and arboricultural method statement for works affecting trees has been submitted to and approved in writing by the Local Planning Authority. The scheme for tree protection shall be prepared in accordance with BS5837 ‘Trees in Relation to Design, Demolition and Construction’. The details shall include:
a tree protection plan comprising a drawing at no less than 1:500 scale showing the position of protection zones, fencing and ground protection measures to be established for retained trees;
the specification for protective fencing and a timetable to show when fencing will be erected and dismantled
details of mitigation proposals to reduce negative impacts on trees including specifications and method statements for any special engineering solutions required and the provisions to be made for isolating such precautionary areas from general construction activities;
details of any levels changes within or adjacent to protection zones;
details of the surface treatment to be applied within any tree protection zones, including a full specification and method statement;
the routing of all services with provisions for reducing their impact on trees to an acceptable level;
a specification and schedule of works for any vegetation management required, including pruning of trees and details of timing in relation to the construction programme;
No development or other operations shall take place other than in complete accordance with the approved tree protection scheme. If any tree shown to be retained is removed, uprooted or destroyed or dies, another tree shall be planted at the same place and that tree shall be of such size and species, and shall be planted at such time, as may be specified in writing by the Local Planning Authority.
REASON: Details are required prior to commencement because insufficient information has been submitted with the application in this regard, 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.
20 No development shall commence (except demolition) until there has been submitted to and approved in writing by the Local Planning Authority:-
(a) a desk top study carried out by a competent person documenting all the previous and existing land uses of the site and adjacent land in accordance with national guidance as set out in Contaminated Land Research Report Nos. 2 and 3 and BS10175:2011;
(b) a site investigation report documenting the ground conditions of the site and incorporating chemical and gas analysis identified as being appropriate by the desk study in accordance with BS10175:2011- Investigation of Potentially Contaminated Sites - Code of Practice;
(c) a detailed scheme for remedial works and measures to be undertaken to avoid risk from contaminants/or gases when the site is developed. The scheme must include a timetable of works and site management procedures and the nomination of a competent person to oversee the implementation of the works. The scheme must ensure that the site will not qualify as contaminated land under Part IIA of the Environmental Protection Act 1990 and if necessary proposals for future maintenance and monitoring.
Important note: Unless part (a) identifies significant contamination, it may transpire that part (a) is sufficient to satisfy this condition, meaning parts (b) and (c) need not be subsequently carried out. This would need to be agreed in writing by the Local Planning Authority.
If during any works contamination is encountered which has not been previously identified it should be reported immediately to the Local Planning Authority. The additional contamination shall be fully assessed and an appropriate remediation scheme, agreed in writing with the Local Planning Authority. This must be conducted in accordance with DEFRA and the Environment Agency’s ‘Model Contamination Land Guidance at: https://www.gov.uk/contaminated-land, Last accessed October 2019. The development must then proceed in accordance with the approved remediation scheme.
REASON: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance with Policy EM12 of the Basingstoke and Deane Local Plan (2011-2029).
21 The development hereby permitted shall not be occupied/brought into use until there has been submitted to the Local Planning Authority verification by the competent person approved under the provisions of condition 20(c) that any remediation scheme required and approved under the provisions of condition 20(c) has been implemented fully in accordance with the approved details (unless varied with the written agreement of the Local Planning Authority in advance of implementation).
Unless otherwise agreed in writing by the Local Planning Authority such verification shall comprise; as built drawings of the implemented scheme; photographs of the remediation works in progress; Certificates demonstrating that imported and/or material left in situ is free of contamination. Thereafter the scheme shall be monitored and maintained in accordance with the scheme approved under condition 20(c), unless otherwise agreed in writing by the Local Planning Authority.
REASON: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance Policy EM12 of the Basingstoke and Deane Local Plan 2011-2029.
22 There shall be no development above slab level until details of a Biodiversity Enhancement & Management Plan (BEMP) has been submitted to and approved in writing by the Local Planning Authority. The Plan shall deliver a minimum of 5.25 Habitat Units and 1.6 Hedgerow Units as stipulated in the Biodiversity Metric by AEWC Ltd dated 11/2023 The BEMP will include the results of the provided Biodiversity Metric, and include the following:
a) Description and evaluation of features to be managed and enhanced.
b) Extent and location/area of proposed enhancement works on appropriate scale maps and plans to include species/faunal enhancement measures.
c) Ecological trends and constraints on site that might influence management.
d) Aims and Objectives of management.
e) Appropriate management actions for achieving Aims and Objectives.
f) An annual work programme (to cover an initial 5-year period).
g) Details of the specialist ecological management body or organisation responsible for responsible for implementation of the Plan.
h) For each of the first 5 years of the Plan, a progress report sent to the LPA reporting on progress of the annual work programme and confirmation of required Actions for the next 12-month period.
i) The Plan will be reviewed and updated every 5 years and implemented for perpetuity.
The Plan shall include details of the legal and funding mechanisms by which the long term implementation of the Plan will be secured by the developer with the specialist ecological management body or organisation responsible for its deliver The Plan shall also set out (where the results from the monitoring show that the Aims and Objectives of the BEMP are not being met) how contingencies and/or remedial action will be identified, agreed and implemented so that the development still delivers the Objectives of the originally approved Plan. The approved Plan will be implemented in accordance with the approved details.
REASON: Details are required in the interests of the ecology of the site in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.
23 The development hereby approved shall be undertaken in accordance with Chapter 6 Bat Mitigation Plan of the Bat Survey Report by Plan Ecology Ltd dated 11 July 2025.
REASON: In order to meet with derogation test 3 of the Conservation of Habitats and Species Regulations 2017 (Amended) and Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.
24 The development hereby approved shall not be occupied until a Construction Statement detailing how the new homes shall meet a water efficiency standard of 110 litres or less per person per day has been submitted to and approved in writing by the Local Planning Authority, unless otherwise agreed in writing with the Local Planning Authority through a demonstration that this requirement for sustainable water use cannot be achieved on technical or viability grounds. The development shall be carried out in accordance with the approved details.
REASON: Details are required prior to occupation to ensure that the development delivers a level of sustainable water use in accordance with Policy EM9 of the Basingstoke and Deane Local Plan 2011-2029.
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. 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.
3. This Decision Notice must be read in conjunction with a Planning Obligation completed under the terms of Section 106 of the Town and Country Planning Act 1990 (as amended). You are advised to satisfy yourself that you have all the relevant documentation.
4. 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.
5. Note to Applicant: The planning permission does not authorise the undertaking of any works within the highway (carriageway, footway or verge). Any works within the highway must be approved by S278 Agreement, details of which can be found at https://www.hants.gov.uk/transport/developers/constructionstandards.
6. A S278 approval will be required prior to implementation, and this will require additional information such as formal engineering drawings to be submitted. Details of the S278 process can be found via the following link:
https://www.hants.gov.uk/transport/developers/constructionstandards.
Should adoption be required, the S38 process will need to be undertaken in addition to any planning approval that may be granted by the Local Planning Authority, and the details of this process can be found via the following link https://www.hants.gov.uk/transport/developers/constructionstandards.
The applicant should also be made aware of the Advanced Payment Code (APC) that will be required by the Highway Authority. Details of this can be found via the following link-
https://documents.hants.gov.uk/transport/APCProcessGuidancedocument.pdf
7. In relation to Conditions 19, 22 and 23 further helpful advice is contained in the council's adopted Landscape and Biodiversity Supplementary Planning Document (2008).
8. 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 also be found on the Council's website.
9. The applicant is advised that this permission is only pursuant to the Town and Country Planning Act 1990 and is advised to contact the Planning and Development Manager with regard to the necessary consents applicable under the Building Regulations.
10. 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 and including the amount of CIL payable will be sent out separately with any subsequent Reserved Matters Approval.
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).
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.
Application 2 - 24/00217/FUL: Erection of a replacement dwelling. Site: 3 Kingsclere Road Overton Hampshire RG25 3JA
The Committee considered the report set out on pages 120 to 165 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 conditions and informatives listed below.
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
Location Plan (drawing no. 21.00.100)
Proposed Site Plan (drawing no. 21.001.200 rev J)
Proposed Floor Plans (drawing no. 21.001.201 rev J)
Ground Floor Plan (drawing no. 21.001.202 rev J)
First Floor Plan (drawing no. 21.001.203 rev J)
Elevations (drawing no. 21.001.204 rev J)
Elevations (drawing no. 21.001.205 rev J)
Roof Plan (drawing no. 21.001.210 rev I)
Street Scene (drawing no. 21.001.220 rev G)
Site Sections (drawing no. 21.001.221 rev G)
Material Bay Study (drawing no. 21.001.230 rev H)
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 shall commence above slab level until a schedule of materials and finishes to be used for the external fenestration, walls and roof of the proposed building has been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out and thereafter maintained in accordance with the details so approved.
REASON: Details are required because insufficient has been submitted with the application in this regard, in the interests of visual amenities of the area and in accordance with Policies EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy LBE1 of the Overton Neighbourhood Plan 2016-2029.
4 Notwithstanding the details submitted, no development above ground slab level shall occur until the following drawings have been submitted to and approved in writing by the Local Planning Authority:
Scaled drawings at a scale of 1:10 setting out architectural detailing such as, but not limited to, brick string courses, window cills and headers and the depth of window reveals.
Scaled drawings at a scale of 1:10 setting out the details of chimneys and porches.
The development shall be carried out in accordance with the approved details and retained thereafter.
REASON: Details are required prior to commencement above slab level in Iine with the interests of the visual amenities of the area and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policies LBE1 and H3 of the Overton Neighbourhood Plan 2016-2029.
5 No development shall take place, (including any works of demolition), until a Construction Method Statement has been submitted to, and approved in writing by, the LPA. The approved statement shall include scaled drawings illustrating the provision for -
1) The parking of site operatives and visitors vehicles.
2) Loading and unloading of plant and materials.
3) Management of construction traffic and access routes.
4) Storage of plant and materials used in constructing the development.
The development shall thereafter be carried out in accordance with the approved details.
REASON: In the interests of highway safety and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011- 2029.
6 No development shall take place until a Construction Environmental Management Plan (CEMP) including long-term design objectives, management responsibilities and maintenance schedules for all landscaped areas has been submitted to, and approved in writing by the Local Planning Authroity. The scheme shall include the following:
A list of defined potential impacts on the River Test SSSI,
Details of methods for pollution control to ensure that no pollution (such as debris from dust or surface run off) is able to enter the water,
Details on the storage and disposal of waste on site,
Details on how sediment/concrete/other debris that may be accidently released during construction will be captured to prevent entering the water,
Details of Biosecurity to ensure that all equipment brought onto site does not bring any contaminants such as invasive species onto the site and into the waters,
Details of how the development would limit risks to protected species, mainly Great Crested Newts.
For clarity, areas that have preexisting hard engineered banks that are unable to be altered, a native planting strip above would still benefit the riverine habitat and contribute to the wildlife corridor a river provides.
Furthermore, domestic garden and formal landscaping should not be incorporated into the buffer zone. There should be no additional fencing, lighting, hard bank or hard engineered structures located within the buffer zone and along the riverbank.
The development shall thereafter be carried out in strict accordance with the approved CEMP.
REASON: Details are required prior to commencement to ensure the protection of wildlife and supporting habitats and to secure
opportunities for enhancing the site's nature conservation value in line with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 and Policy H3 of the Overton Neighbourhood Plan 2016-2029.
7 Notwithstanding the details on the approved plans, no development shall take place on site above slab level until there has been submitted to and approved in writing by the Local Planning Authority a scheme of hard and soft landscaping which shall specify the following:
species, planting sizes, spacing and numbers of trees/shrubs to be planted (including replacement trees where appropriate);
details of a buffer strip along the length of the riverbank for the length of the property boundary. The buffer strip shall be minimum 0.5m and ideally 1m wide. This should be a combination of soft bank restoration techniques and a native aquatic planting scheme;
including boundary treatments, retaining walls, hard surfacing with evidence to demonstrate these features would not increase the risk of flooding and;
a maintenance programme detailing all operations to be carried out in order to allow successful establishment of planting.
The approved soft landscaping works approved shall be carried out in the first planting and seeding seasons following the first occupation of the building(s) or when the use hereby permitted is commenced. The approved hard landscaping works shall be implemented prior to occupation of the dwelling.
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, to be agreed in writing by the Local Planning Authority.
REASON: Details are required 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,, to ensure there are suitable species of planting adjacent to the River Test and to ensure hardsurfaces and boundary treatments do not increase flood risk in accordance with Policies EM1, EM4, EM7 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policies LBE1 and H3 of the Overton Neighbourhood Plan 2016-2029.
8 The development hereby permitted shall be carried out in line with recommendations and procedures contained within the Ecological Impact Assessment by ECOSA dated April 2022.
REASON: In order to mitigate impacts on key species in order to meet with protection under The Wildlife and Countryside Act 1981 (Amended) and in order to meet with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 and Policy H3 of the Overton Neighbourhood Plan 2016-2029.
9 No work relating to the construction of the development hereby approved, including works of demolition or preparation prior to operations, or fitting out, shall take place before the hours of 0730 nor after 1800 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays nor on Sundays or recognised public holidays, unless otherwise agreed in writing by the Local Planning Authority.
REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
10 No 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, unless otherwise agreed in writing by the Local Planning Authority.
REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
11 Prior to occupation a Construction Statement detailing how the new home shall meet a water efficiency standard of 110 litres or less per person per day has been submitted to and approved in writing by the Local Planning Authority, unless otherwise agreed in writing with the Local Planning Authority through a demonstration that this requirement for sustainable water use cannot be achieved on technical or viability grounds. The development shall be carried out in accordance with the approved details.
REASON: In the absence of such details being provided within the planning submission, details are required to ensure that the development delivers a level of sustainable water use in accordance with Policy EM9 of the Basingstoke and Deane Local Plan 2011-2029 and Policy H3 of the Overton Neighbourhood Plan 2016-2029.
12 The development hereby permitted shall not be occupied or the approved use commence, whichever is the sooner, until the property has provision within its curtilage for refuse and recycling storage (prior to disposal) with a collection point not more than 15 metres carrying distance from a highway which is a carriageway, 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, have been provided for 1 number 240ltr refuse Wheelie bin, 1 number 240ltr recycling Wheelie bin, 1 number glass recycling box and a food waste box, 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.
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.
13 The development hereby permitted shall not be occupied or the use commence, whichever is the sooner, until the parking spaces have been constructed, surfaced and marked out in accordance with the approved plans and that area shall not thereafter be used for any purpose other than parking, loading and unloading of vehicles.
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.
14 The development hereby permitted shall not be occupied until the property has provision within its curtilage for secure cycle parking facilities for 3 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.
15 No development shall commence above slab level until an external lighting plan and scheme for delivery of a bat box in accordance with Section 5.5 of the Ecological Impact Assessment by ECOSA dated April 2022 has been submitted to and approved in writing by the Local Planning Authority including timings of implementation. Following approval and implementation, the development shall be maintained in accordance with the approved details.
REASON: Details are required in order to prevent impacts upon neighbour amenity and nocturnal species in accordance with Policies EM4, EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029 and Policy H3 of the Overton Neighbourhood Plan 2016-2029.
16 No development shall commence above ground level until details have been provided for the proposed solar panels to be inserted on the building. The scheme shall be approved by the Local Planning Authority, implemented before the use of the pumps commences and shall be thereafter maintained. REASON: Details are required in the interests of visual amenity and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy H3 of the Overton Neighbourhood Plan 2016-2029.
17 No development shall commence on site until full details of surface water drainage treatment shall be submitted to and approved in writing by the Local Planning Authority. The approved details shall be implemented prior to the occupation of the dwelling and thereafter maintained in accordance with the approved details.
REASON: Details are required prior to commencement as insufficient detail was submitted within the application in this regard, in accordance with Policy EM7 of the Basingstoke and Deane Local Plan 2011-2029 and Policy H4 of the Overton Neighbourhood Plan 2016-2029.
18 Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking and re-enacting that Order with or without modification) no building, structure or other alteration permitted by Class A, E and F of Part 1 of Schedule 2 of the Order shall be erected on the application site without the prior written permission of the Local Planning Authority on an application made for that purpose.
REASON: To ensure the site remains flood resilient and does not increase flood risk elsewhere in accordance with Policy EM7 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. The Council encourages all contractors to be 'Considerate Contractors' when working in the Borough by being aware of the needs of neighbours and the environment.
5. Should 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 be submitted to, agreed and approved in writing by the Local Planning Authority prior to the recommencement of development works. Following the completion of development works and prior to the first occupation of the site, sufficient information must be submitted to demonstrate that any required remedial measures were satisfactorily implemented or confirmation provided that no unexpected contamination was encountered.
6. The Environment Agency have strongly recommended the use of flood resistance and resilience measures. Physical barriers, raised electrical fittings and special construction materials are just some of the ways you can help reduce flood damage.
To find out which measures will be effective for this development, please contact your building control department. If you'd like to find out more about reducing flood damage, visit the Flood Risk and Coastal Change pages of the planning practice guidance.
Further guidance on flood resistance and resilience measures can also be found in: Government guidance on flood resilient construction: https://www.gov.uk/government/publications/flood-resilient-construction-of-new-buildings
CIRIA Code of Practice for property flood resilience: https://www.ciria.org/CIRIA/Resources/Free_publications/CoP_for_PFR_resource.aspx
7. The applicant/occupants should phone Floodline on 0345 988 1188 to register for a flood warning or visit https://www.gov.uk/sign-up-for-flood-warnings. It's a free service that provides warnings of flooding from rivers, the sea and groundwater, direct by telephone, email or text message. Anyone can sign up. Flood warnings can give people valuable time to prepare for flooding - time that allows them to move themselves, their families and precious items to safety. Flood warnings can also save lives and enable the emergency services to prepare and help communities.
For practical advice on preparing for a flood, visit https://www.gov.uk/prepare-for-flooding
To get help during a flood, visit https://www.gov.uk/help-during-flood
For advice on what do after a flood, visit https://www.gov.uk/after-flood
8. The Environmental Permitting (England and Wales) Regulations 2016 require a permit to be obtained for any activities which will take place:
On or within 8 metres of a main river (16 metres if tidal)
On or within 8 metres of a flood defence structure or culverted main river (16 metres if tidal)
On or within 16 metres of a sea defence
Involving quarrying or excavation within 16 metres of any main river, flood defence (including a remote defence) or culvert
In the floodplain of a main river if the activity could affect flood flow or storage and potential impacts are not controlled by a planning permission
The applicant should not assume that a permit will automatically be forthcoming once planning permission has been granted, and we advise them to consult with us at the earliest opportunity.
For further guidance please visit https://www.gov.uk/guidance/flood-risk-activities-environmental-permits or contact our National Customer Contact Centre on 03708 506 506.The applicant should not assume that a permit will automatically be forthcoming once planning permission has been granted, and we advise them to consult with us at the earliest opportunity.
9. In order to ensure water resources and water quality activities are protected and appropriately managed, abstracting or impounding water may require an abstraction or impoundment license. For more information visit: https://www.gov.uk/topic/environmental-management/water
10. Works with potential to impact nesting birds should be conducted outside of the nesting bird season (considered March to September inclusive) or suitable habitat checked immediately prior to removal by an ecologist. If a nest is found it is to remain undisturbed until no longer active (absent of chicks or eggs). Under Section 1 of the Wildlife and Countryside Act 1981, it is an offence for any person who intentionally kills, injures, or takes any wild bird and/or takes, damages or destroys the nest of any wild bird while that nest is in use or being built.
Application 3 - 24/00756/FUL: The erection of 4 detached dwellings, together with garages and associated vehicular access, car parking, amenity space and landscaping. Site: Land To The North Of Parrotts Greywell Road Mapledurwell Hampshire
The Committee considered the report set out on pages 166 to 221 of the agenda together with the further material set out on the addendum sheet and other matters discussed at the meeting.
The Committee discussed the proposed application and expressed concern that there was insufficient information provided in relation to the noise assessment measurements.
Members noted that conflicting information had been presented regarding flood risk and land contamination at the site and agreed that further clarification was required. It was therefore requested that an independent review be undertaken and submitted for Members’ consideration.
RESOLVED that: the application be DEFERRED to secure an independent review of the Flood Risk Assessment mitigation details either by Lead Local Flood Authority (LLFA) discretionary ‘paid for service’ or another equivalent expert and further details on noise levels in relation to the M3.
Application 4 - 25/01118/TDC: Application for Technical Details Consent for the erection of 2 no. detached dwellings in accordance with Permission in Principle 22/02091/PIP. Site: Land North Of Slade Hill Slade Hill Woolton Hill Hampshire
The Committee considered the report set out on pages 222 to 281 of the agenda together with the further material set out on the addendum sheet and other matters discussed at the meeting.
The Committee discussed the proposed application.
Members considered there were no sufficient planning reasons to justify refusal of the Technical Details Consent.
RESOLVED that: the application be APPROVED subject to the applicant entering into a legal agreement under the Town and Country Planning Act 1990 (as amended) to secure Biodiversity Net Gain land to the rear of the site
Should the requirements set out above not be satisfactorily secured, then the Head of Planning and Infrastructure be delegated to REFUSE permission for appropriate reasons.
On completion of the legal agreement the Head of Planning and Infrastructure be delegated to grant planning permission subject to the recommended conditions.
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
Location Plan - Drawing No. 220316-01
Site Plan - Drawing No. 220316-05 Revision C
Plot 1 Floor Plans and Elevations - Drawing No. 220316-11
Plot 1 Garage Floor Plans and Elevations - Drawing No. 220316-15 Rev A
Plot 2 Floors Plans and Elevations - Drawing No. 220316-20
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 shall take place, including any site clearance and preparations, until a Construction Environmental Management Plan (CEMP) has been submitted to and agreed in writing by the Local Planning Authority that outlines the measures to be taken to avoid and/or mitigate construction impacts on important habitats and species. 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
- Details of on site parking for delivery and site operatives
- Details of storage areas for materials
- Details of disposal for invasive non-native species
- Protection of adjacent semi-natural habitats
- Visual/noise/vibrational impacts to species
- Construction exclusion zones for habitats and species.
The development shall proceed in accordance with the measures agreed within the approved Construction Environmental Management Plan.
REASON:Details are required prior to commencement because insufficient information has been submitted with the application in this regard to meet requirements under the Wildlife and Countryside Act 1981 (as amended), the Natural Environment and Rural Communities Act 2006, Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 and Policy NE5 of the East Woodhay Neighbourhood Plan 2022-2029.
4 No development shall take place, including any site clearance and preparations, until a Tree Protection Plan has been submitted to and approved in writing by the Local Planning Authority. The scheme for tree protection shall be prepared in accordance with BS5837 ‘Trees in Relation to Design, Demolition and Construction’. The approved tree protection shall be erected prior to any site activity commencing and maintained until completion of the external construction of the development including construction of the onsite parking areas. 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 NE5 of the East Woodhay Neighbourhood Plan 2022-2029.
5 No development shall commence on site until a radon gas risk assessment has been submitted to and agreed by the Local Planning Authority. This should conclude whether a gas impermeable membrane needs to be installed into the buildings to protect the future occupants of the development. If a gas impermeable membrane is required, then details of this should be submitted along with details of the ventilated sub-floor area. Particular attention to joins with any existing structures and seals around any services, should be submitted to and agreed in writing by the Local Planning Authority. Any services entering/leaving the structure shall be located above the gas impermeable membrane, and adequate seals will be provided to ensure the membrane is not breached. The works shall be undertaken in accordance with the approved details.
REASON: Details are required prior to commencement because insufficient information has been submitted with the application in this regard to ensure that adequate measures are taken to avoid the potential risk to future occupiers from natural gases arising from the ground in accordance with Policy EM12 of the Basingstoke and Deane Local Plan 2011-2029.
6 No development above ground floor slab level shall take place until details/specification of the types and colours of external materials to be used, together with samples and details of any staining of painting of timber boarding have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out and thereafter maintained in accordance with the details so approved.
REASON: Details are required in the absence of accompanying the application and in the interests of the visual amenities of the area and in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy HO1 of the East Woodhay Neighbourhood Plan 2022-2029.
7 No development shall take place on site above slab level until there has been submitted to and approved in writing by the Local Planning Authority a scheme of hard and soft landscaping which shall specify as a minimum:
species, planting sizes, spacing and numbers of trees/shrubs to be planted (including replacement trees where appropriate);
details of the hedgerows and any associated supporting fences to be installed to demarcate the curtilages of the properties;
hard surfacing to the front of the properties demonstrating that provision has been made to direct run-off water from any hard surface to a permeable or porous area or surface within the curtilage of the development;
maintenance programme detailing all operations to be carried out in order to allow successful establishment of planting.
The approved soft landscaping works approved shall be carried out in the first planting and seeding seasons following the first occupation of the building(s) or when the use hereby permitted is commenced. The approved hard landscaping works shall be implemented prior to first occupation of each dwelling. 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 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, acknowledging the location also within the National Landscape and in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy NE5 of the East Woodhay Neighbourhood Plan 2022-2029.
8 No development shall commence on site above slab level until details have been submitted to and approved in writing by the Local Planning Authority identifying which dwelling(s) will 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: Details are required in the absence of being provided to accompany the planning submission and to ensure an appropriate high-quality form of development and to accord with Policy CN3 of the Basingstoke and Deane Local Plan 2011-2029 and the Housing Supplementary Planning Document (2018).
9 No development above ground floor slab level shall take place until a Construction Statement detailing how the new homes shall meet a water efficiency standard of 110 litres or less per person per day has been submitted to and approved in writing by the Local Planning Authority, 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.
10 No work relating to the external construction of the development hereby approved, including works of 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.
11 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.
12 The proposed development shall be undertaken in accordance with all proposed avoidance, mitigation and enhancement recommendations and procedures contained within Section 5 'Biodiversity mitigation and enhancement plan' and Appendix G of the supporting Ecology and BNG Assessment (ABR Ecology Ltd, January 2026) to address potential impacts on protected and notable species and habitats.
REASON: To meet with the Conservation of Habitats and Species Regulations 2017, the Wildlife and Countryside Act 1981 (as amended) and the Badgers Act 1992 in relation to protected and notable species, in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 and Policy NE5 of the East Woodhay Neighbourhood Plan 2022-2029.
13 Prior to the first occupation of each respective dwelling, the means of vehicular access to the site shall be constructed in accordance with the approved plan (Drg No.220316-05 Rev. C) and no structure, erection or planting exceeding 1.0m in height shall thereafter be placed within the visibility splays shown on the approved plans.
REASON: To ensure a suitable access and layout in the interests of highway safety in accordance with Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029 and Policy TT1 of the East Woodhay Neighbourhood Plan 2022-2029.
14 Prior to the first occupation of each respective dwelling, 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 Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029 and Policy TT1 of the East Woodhay Neighbourhood Plan 2022-2029.
15 Prior to the first occupation of each respective dwelling, the site accesses shall be constructed with a non-migratory surface material for a minimum distance of 6m measured from the nearside edge of the carriageway on the adjacent highway and will be maintained in that condition thereafter.
REASON: In the interests of highway safety, in accordance with Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029 and Policy TT1 of the East Woodhay Neighbourhood Plan 2022-2029.
16 Prior to the first occupation of each respective dwelling provision shall be made within the curtilage for secure cycle storage for 3 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.
17 Prior to the first occupation of each respective dwelling provision shall be made within the curtilages 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 1 number food waste container 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 and Policy TT1 of the East Woodhay Neighbourhood Plan 2022-2029.
18 The detached garage within Plot 1 hereby permitted shall be occupied solely for purposes incidental to the occupation and enjoyment of the host dwelling and shall not be sold off, sub-let or used as a separate unit of accommodation.
REASON: The site is in an area where new dwellings are not normally permitted in accordance with the advice contained within the National Planning Policy Framework (December 2024) and Policy SS6 of the Basingstoke and Deane Local Plan 2011-2029.
19 Whether or not development, no external lighting shall be installed within the site, unless otherwise agreed in writing by the Local Planning Authority on an application for such a development.
REASON: In the interests of the amenities of the area and the North Wessex Downs National Landscape and adjoining residential properties in accordance with Policies EM1, EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
Biodiversity Net Gain
20 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.
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 are considered to apply.
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 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;
the application was acceptable as amended and no further assistance was required.
In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.
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 Council encourages all contractors to be 'Considerate Contractors' when working in the Borough by being aware of the needs of neighbours and the environment.
6. If during development works any contamination of the land is encountered or suspected then this shall be fully assessed in accordance with the Contaminated Land Guidance for Developers. The developer must contact the Local Planning Authority as soon as possible and any action should be agreed in writing by the Local Planning Authority.
7. The Planning permission does not authorise the undertaking of any works within the highway (carriageway, footway or verge). A licence/permit should be obtained from Hampshire County Council using the following link www.hants.gov.uk/transport or by contacting the Highways Operation Centre on 0300 555 1388. Email roads@hants.gov.uk
8. Works with potential to impact nesting birds should be conducted outside of the nesting bird season (considered March to September inclusive) or suitable habitat checked immediately prior to removal by an ecologist. If a nest is found it is to remain undisturbed until no longer active (absent of chicks or eggs). Under Section 1 of the Wildlife and Countryside Act 1981, it is an offence for any person who intentionally kills, injures, or takes any wild bird and/or takes, damages or destroys the nest of any wild bird while that nest is in use or being built.
9. Great crested newt and their habitats are fully protected by law. Where great crested newt are discovered on site, all works should cease immediately and advice sought from a suitably qualified ecologist or Natural England. An enquiry can also be made to NatureSpace Partnership to explore use of the council's District Licence Scheme post-planning.
10. Please note that all CiL related information, including completed CiL forms, should be sent to the following email address CILcharge@basingstoke.gov.uk .
11. The development hereby approved results in the requirement to make payments to the Council as part of the Community Infrastructure Levy (CiL) procedure. A Liability Notice setting out further details and including the amount of CiL payable will be sent out separately from this Decision Notice following the receipt of CIL Form 2 (Assumption of Liability) (https://ecab.planningportal.co.uk/uploads/1app/forms/form_2_assumption_of_liability.pdf). You are advised to read the Liability Notice and ensure that a Commencement Notice is submitted to the Council prior to the commencement of development. Failure to submit the Commencement Notice prior to the commencement of development will result in the loss of any exemptions claimed; the loss of any right to pay by instalments; and additional costs to you in the form of surcharges. You are advised to await acknowledgement of receipt of the Commencement Notice from the Charging Authority before commencing any works. Further details can be viewed at https://www.basingstoke.gov.uk/community-infrastructure-levy .
12. The applicant is advised that any gates proposed to enclose the access may require planning permission. The applicant is advised to seek further advice from the Planning and Infrastructure Service before any installation occurs. Any gates should also be set back a minimum distance of 6m from the edge of the carriageway of the adjoining highway to enable vehicles to exit the carriageway.
13. This Decision Notice must be read in conjunction with a Planning Obligation completed under the terms of Section 106 of the Town and Country Planning Act 1990 (as amended). You are advised to satisfy yourself that you have all the relevant documentation.
Application 5 - 25/01237/HSE: Erection of single storey garage and two storey extension to the garage with garden storeroom below with bedroom and bathroom above following demolition of existing car port. Addition of new canopy to east and south elevation. Site: Primrose Cottage Cow House Lane North Sydmonton Hampshire
The Committee considered the report set out on pages 282 to 300 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 resulted in mixed views.
It was noted that the Grade II listed building was of significant heritage value.
Some Members acknowledged that the existing car port had already caused a degree of harm to the listed building. It was recognised that the proposal, in isolation, did not create any further harm to the building and was considered by some Members to enhance the property.
However, other Members considered that the building had already been extended previously and that the addition of a further extension was not acceptable.
Concern was raised regarding the east elevation which would result in a significant cumulative increase in the size of the building, and that the combined effect of earlier extensions and the current proposal would have led to visual intrusion and harm to the character and appearance of the listed building.
RESOLVED that: the application be APPROVED subject to the conditions and informatives listed below.
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
Location Plan - Drawing Number 2407_SP_001 Rev C
Proposed Block Plan - Drawing Number 2407_SP_003 Rev B
Proposed Elevations - Drawing Number 2407_P_20_200 Rev F
Proposed Floor Plans - Drawing Number 2407_P_20_100 Rev F
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 Notwithstanding information shown on the approved drawings, no relevant works or those above slab level, shall commence on site until details of materials and finishes have been submitted to and approved by the Local Planning Authority in writing. 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.
These requirements include provision of information relating to:
the material, size, texture, colour, profile, and source of the bricks;
combined with the above, the material, size, texture, colour, profile, and source of the jointing mortar;
the material, size, texture, colour, profile, and source of roofing materials;
materials and finishes to be used in the detailing of valleys, ridges and eaves; the proposed rainwater goods.
REASON: Details are required prior to commencement of work/development to ensure preservation of the significance and/or setting of a heritage asset and to ensure the development is enacted to a high design standard in accordance with the guidance contained within Sections 12 and 16 of the National Planning Policy Framework (2024), Policies EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029, the Basingstoke and Deane Design and Sustainability Supplementary Planning Document (2018) and the Heritage Supplementary Planning Document (2019).
4 Notwithstanding, and in addition to, the information shown on the approved drawings, no relevant works shall commence on site until full working details of all windows, external doors and related joinery, hereby approved, 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 as appropriate. The works shall then proceed in strict accordance with the approved details.
REASON: Details are required prior to commencement of work/development to ensure preservation of the significance and/or setting of a heritage asset and to ensure the development is enacted to a high design standard in accordance with the guidance contained within Sections 12 and 16 of the National Planning Policy Framework (2024), Policies EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029, the Basingstoke and Deane Design and Sustainability Supplementary Planning Document (2018) and the Heritage Supplementary Planning Document (2019).
5 The proposed development shall be carried out in accordance with the recommendations and procedures contained within Section 5 'Mitigation Requirements' and Section 6 'Enhancement Features' of the supporting Bat Emergence Survey Report (Ecological Surveys Ltd., August 2024). This includes specific timings for the works, working methods, measures to limit external lighting and appropriate methods to minimise impacts on all protected species during the works. Enhancements for roosting bats and nesting birds should also be secured and implemented as per recommendations within the report.
REASON: To meet with the Conservation of Habitats and Species Regulations 2017 ('the Habitats Regulations') and the Wildlife and Countryside Act 1981 (as amended) in relation to protection and mitigation of bats, in accordance with Policy EM4 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:-
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. Directly to the north of the carport is an area of priority Lowland Mixed Deciduous Woodland. Care should be taken to minimise any damage or disturbance to this area during the works. This would include suitable storage of materials to prevent pollution into the woodland and minimising additional lighting facing the woodland where possible.
5. Where Public Rights of Way are close to application sites or are used for access to the development site, they must be shown on the submitted plans with details of how they will be accommodated within the proposals. Government guidance requires that applications should not be validated unless such information has been submitted.
6. Nothing connected with the development, or its future use, shall have an adverse effect on the Public Rights of Way, which must always remain available for safe public use at all times.
7. No vehicles (including builder's and contractor's), machinery, equipment, materials, spoil, scaffolding, or anything else associated with the works, use, or occupation of the development, shall be left on or near to a Public Right of Way as to cause obstruction, hindrance, or a hazard to the legitimate users. The public retain the right to use the PROW at all times.
8. The grant of planning permission does not entitle developers to obstruct a public right of way. The diversion or stopping up of footpaths, bridleways and restricted byways is a separate process, which must be carried out before the paths are affected by the development. It cannot be assumed that because planning permission has been granted that an Order under section 257 of the TCPA (1990) will invariably be made or confirmed. Development, in so far as it affects a PROW, must not be started and the PROW should be kept open for public use, unless or until the necessary order has come into effect.
9. All vehicles that would be legitimately accessing the site via a Public Right of Way should give way to public users, which could include horse-riders and cyclists, at all times. In cases with legitimate vehicular access a Construction Traffic Management Plan (CTMP) should be submitted to, and approved by, Hampshire Countryside Service as Highways Authority prior to any approval by the Planning Authority, and prior to commencement, to ensure the protection of public safety.
10. There must be no surface alterations to a Public Right of Way without the consent of Hampshire County Council as Highways Authority. Planning permission under the Town and County Planning Act (1990) does not provide this and separate consent is required. To carry out any such works without this permission would constitute an offence under Section 131 of the Highways Act (1980).
11. No works to the surface of the Public Right of Way shall be carried out without prior approval of the HCS Area Countryside Access Manager. Any damage caused to the surface of the Public Right of Way by construction traffic will be required to be restored to the satisfaction of the Area Countryside Access Manager on the completion of the build.
Application 6 - 25/01238/LBC: Erection of single storey garage and two storey extension to the garage with garden storeroom below with bedroom and bathroom above following demolition of existing car port. Addition of new canopy to east and south elevation. Site: Primrose Cottage Cow House Lane North Sydmonton Hampshire
The Committee considered the report set out on pages 301 to 315 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 conditions and informatives listed below.
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
Location Plan - Drawing Number 2407_SP_001 Rev C
Proposed Block Plan - Drawing Number 2407_SP_003 Rev B
Proposed Elevations - Drawing Number 2407_P_20_200 Rev F
Proposed Floor Plans - Drawing Number 2407_P_20_100 Rev F
REASON: For the avoidance of doubt and in the interests of proper planning.
2 The works to which this Listed Building Consent relate shall be begun before the expiration of 3 years from the date of the consent.
REASON: To comply with Section 18 of the Planning (Listed Buildings and Conservation Areas) Act 1990 (as amended by Section 51(4) of the Planning and Compensation Act 2004) and to prevent an accumulation of unimplemented consents.
3 Notwithstanding information shown on the approved drawings, no relevant works or those above slab level, shall commence on site until details of materials and finishes have been submitted to and approved by the Local Planning Authority in writing. 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.
These requirements include provision of information relating to:
the material, size, texture, colour, profile, and source of the bricks;
combined with the above, the material, size, texture, colour, profile, and source of the jointing mortar;
the material, size, texture, colour, profile, and source of roofing materials;
materials and finishes to be used in the detailing of valleys, ridges and eaves; the proposed rainwater goods.
REASON: Details are required prior to commencement of work/development to ensure preservation of the significance and/or setting of a heritage asset and to ensure the development is enacted to a high design standard in accordance with the guidance contained within Sections 12 and 16 of the National Planning Policy Framework (2024), Policies EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029, the Basingstoke and Deane Design and Sustainability Supplementary Planning Document (2018) and the Heritage Supplementary Planning Document (2019).
4 Notwithstanding, and in addition to, the information shown on the approved drawings, no relevant works shall commence on site until full working details of all windows, external doors and related joinery, hereby approved, 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 as appropriate. The works shall then proceed in strict accordance with the approved details.
REASON: Details are required prior to commencement of work/development to ensure preservation of the significance and/or setting of a heritage asset and to ensure the development is enacted to a high design standard in accordance with the guidance contained within Sections 12 and 16 of the National Planning Policy Framework (2024), Policies EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029, the Basingstoke and Deane Design and Sustainability Supplementary Planning Document (2018) and the Heritage Supplementary Planning Document (2019).
5 The proposed development shall be carried out in accordance with the recommendations and procedures contained within Section 5 'Mitigation Requirements' and Section 6 'Enhancement Features' of the supporting Bat Emergence Survey Report (Ecological Surveys Ltd., August 2024). This includes specific timings for the works, working methods, measures to limit external lighting and appropriate methods to minimise impacts on all protected species during the works. Enhancements for roosting bats and nesting birds should also be secured and implemented as per recommendations within the report.
REASON: To meet with the Conservation of Habitats and Species Regulations 2017 ('the Habitats Regulations') and the Wildlife and Countryside Act 1981 (as amended) in relation to protection and mitigation of bats, in accordance with Policy EM4 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. 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.
1.4 No fees are required for the submission of details required under a condition imposed on a Listed Building Consent. Requests must however be made using the standard application form (available online) or set out in writing clearly identifying the relevant consent and condition(s) 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:-
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. Directly to the north of the carport is an area of priority Lowland Mixed Deciduous Woodland. Care should be taken to minimise any damage or disturbance to this area during the works. This would include suitable storage of materials to prevent pollution into the woodland and minimising additional lighting facing the woodland where possible.
5. Where Public Rights of Way are close to application sites or are used for access to the development site, they must be shown on the submitted plans with details of how they will be accommodated within the proposals. Government guidance requires that applications should not be validated unless such information has been submitted.
6. Nothing connected with the development, or its future use, shall have an adverse effect on the Public Rights of Way, which must always remain available for safe public use at all times.
7. No vehicles (including builder's and contractor's), machinery, equipment, materials, spoil, scaffolding, or anything else associated with the works, use, or occupation of the development, shall be left on or near to a Public Right of Way as to cause obstruction, hindrance, or a hazard to the legitimate users. The public retain the right to use the PROW at all times.
8. The grant of planning permission does not entitle developers to obstruct a public right of way. The diversion or stopping up of footpaths, bridleways and restricted byways is a separate process, which must be carried out before the paths are affected by the development. It cannot be assumed that because planning permission has been granted that an Order under section 257 of the TCPA (1990) will invariably be made or confirmed. Development, in so far as it affects a PROW, must not be started and the PROW should be kept open for public use, unless or until the necessary order has come into effect.
9. All vehicles that would be legitimately accessing the site via a Public Right of Way should give way to public users, which could include horse-riders and cyclists, at all times. In cases with legitimate vehicular access a Construction Traffic Management Plan (CTMP) should be submitted to, and approved by, Hampshire Countryside Service as Highways Authority prior to any approval by the Planning Authority, and prior to commencement, to ensure the protection of public safety.
10. There must be no surface alterations to a Public Right of Way without the consent of Hampshire County Council as Highways Authority. Planning permission under the Town and County Planning Act (1990) does not provide this and separate consent is required. To carry out any such works without this permission would constitute an offence under Section 131 of the Highways Act (1980).
11. No works to the surface of the Public Right of Way shall be carried out without prior approval of the HCS Area Countryside Access Manager. Any damage caused to the surface of the Public Right of Way by construction traffic will be required to be restored to the satisfaction of the Area Countryside Access Manager on the completion of the build.
Application 7 - 25/01711/TDC: Technical Details Consent for the erection of 4 dwellings in accordance with PIP approval 24/02973/PIP. Land Adjacent to Council Houses North Of Galley Lane Headley Hampshire
The Committee considered the report set out on pages 301 to 315 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.
RESOLVED that: the application be APPROVED subject to the conditions and informatives listed below.
subject to the following conditions and informatives:-
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
Location Plan with Visibility Splays (drawing no. SJN 13)
Visibility Splays (drawing no. SJN 12)
Block Plan (drawing no. SJN 11 rev. A)
Plot 1 - Elevations (drawing no. SJN 102 rev. A)
Plot 1 - Floor plans (drawing no. SJN 103 rev. A)
Plot 2 & 3 - Elevations (drawing no. SJN 104 rev. A)
Plot 2 & 3 - Floor plans (drawing no. SJN 105 rev. A)
Plot 4 - Elevations (drawing no. SJN 108 rev. A)
Plot 4 - Floor plans (drawing no. SJN 109 rev. A)
Garage plans (drawing no. SJN 111)
Garage plans (drawing no. SJN 112) - cycle storage details
Street Scene - Cross section through A-A (drawing no. SJN 110 rev. A)
Cross section thru B-B & C-C (drawing no. SJN 116)
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 shall commence on site above slab level until details of the types and colours of external materials to be used have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out and thereafter maintained in accordance with the details so approved.
REASON: Details are required prior to commencement above slab level because insufficient information has been submitted with the application in this regard, in the interests of the visual amenities of the area and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy HD3 of the Ashford Hill with Headley Neighbourhood Plan 2022-2029.
4 No development shall take place on site above slab level until there has been submitted to and approved in writing by the Local Planning Authority a scheme of hard and soft landscaping which shall specify species, planting sizes, spacing and numbers of trees/shrubs to be planted (including replacement trees where appropriate) including boundary treatments, retaining walls, hard surfacing and a maintenance programme detailing all operations to be carried out in order to allow successful establishment of planting.
The approved soft landscaping works approved shall be carried out in the first planting and seeding seasons following the first occupation of the building(s) or when the use hereby permitted is commenced. The approved hard landscaping works shall be implemented prior to occupation of the dwelling.
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, 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 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy L1 of the Ashford Hill with Headley Neighbourhood Plan 2022-2029.
5 No development shall commence above slab level until details have been submitted to and approved in writing by the Local Planning Authority identifying which dwelling will 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: Details are require prior to commencement above slab level 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).
6 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, EM7 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy TTP1 of the Ashford Hill with Headley Neighbourhood Plan 2022-2029.
7 Before the development is brought into use, the means of vehicular access to the site shall be constructed in accordance with the Visibility Splays (drawing no. SJN 12) and no structure, erection or planting exceeding 0.6m in height shall thereafter be placed within the visibility splays shown on the approved plans.
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 TTP1 of the Ashford Hill with Headley Neighbourhood Plan 2022-2029.
8 Prior to the first occupation of any of the dwellings hereby approved the site access shall be constructed with a non-migratory surface material for a minimum distance of 6m. measured from the nearside edge of the carriageway on the adjacent highway and will be maintained in that condition thereafter.
REASON: In the interests of highway safety in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy TTP1 of the Ashford Hill with Headley Neighbourhood Plan 2022-2029.
9 The relevant dwelling shall not be brought into use until the car parking area, garages and cycle store shown on the submitted plan has been provided and marked out. The car parking shall be maintained for the lifetime of the development and used for no other purpose other than parking and the garage and cycle store shall be used solely for purposes incidental to the main properties.
REASON: To ensure adequate space within the site for vehicle movements and parking provision in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029 and Policy TTP1 of the Ashford Hill with Headley Neighbourhood Plan 2022-2029.
10 The proposed development shall be undertaken in accordance with all proposed avoidance, mitigation and enhancement recommendations and procedures contained within the Protected Species Report by The Ecology Co-op dated 24/10/2025. The development shall thereafter be maintained in accordance with the approval scheme.
REASON: In order to provide adequate mitigation for priority species related to the site principally bats and nesting birds in line with protection under the Conservation of Habitats and Species Regulations 2017 (Amended) and The Wildlife and Countryside Act 1981 (Amended). and in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 and Policy NE1 of the Ashford Hill with Headley Neighbourhood Plan 2022-2029.
11 No development shall commence above slab level until an external lighting plan, to inlcude timing of implementation, has been submitted to and approved in writing by the Local Planning Authority. Following approval, the development shall be undertaken in accordance with said plan.
REASON: Details are required in order to prevent impacts upon neighbour amenity and nocturnal species in accordance with Policies EM4, EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029 and Policies L1 and NE1 of the Ashford Hill with Headley Neighbourhood Plan 2022-2029.
12 The development hereby approved shall be constructed in accordance with precautionary mitigation for dormice in line with the recommendations contained within Paragraph 4.6 of the Preliminary Ecological Appraisal by The Ecology Co-op dated 7/7/2025. All works reccomended must be enacted during development and complied wiht thorughout the duration of the construction of the development.
REASON: In order to prevent adverse impacts on dormice protected with protection under the Conservation of Habitats and Species Regulations 2017 (Amended) and The Wildlife and Countryside Act 1981 (Amended), in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 and Policy NE1 of the Ashford Hill with Headley Neighbourhood Plan 2022-2029.
13 No development shall commence on site until a radon gas mitigation proposal has been submitted to and agreed by the Local Planning Authority. This should include designs for gas impermeable membrane and where it needs to be installed into the buildings to protect the future occupants of the development. Detailed drawings of this membrane should be submitted along with details of the ventilated sub-floor area. Particular attention to joins with any existing structures and seals around any services, should be submitted to and agreed in writing by the Local Planning Authority. Any services entering/leaving the structure shall be located above the gas impermeable membrane, and adequate seals will be provided to ensure the membrane is not breached. The works shall be undertaken in accordance with the approved details.
REASON: Details are required prior to commencement to ensure that adequate measures are taken to avoid the potential risk to future occupiers from natural gases arising from the ground in accordance with Policy EM12 of the Basingstoke and Deane Local Plan 2011-2029.
14 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.
15 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.
16 The development hereby approved shall not be occupied until a Construction Statement detailing how the new homes shall meet a water efficiency standard of 110 litres or less per person per day has been submitted to and approved in writing by the Local Planning Authority, through a demonstration that this requirement for sustainable water use cannot be achieved on technical or viability grounds. The development shall be carried out in accordance with the approved details.
REASON: Details are required prior to occupation to ensure that the development delivers a level of sustainable water use in accordance with Policy EM9 of the Basingstoke and Deane Local Plan 2011-2029.
17 The development hereby permitted shall not be occupied or the approved use commence, whichever is the sooner, until the properties have provision within their 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 1 number food waste container 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.
18 The development hereby permitted shall not commence (excluding any site clearance, demolition or ground investigation works) until details of the design of a surface water drainage scheme have been submitted to and approved in writing by the Local Planning Authority. The design must satisfy the sustainable drainage systems hierarchy and be compliant with the National standards for sustainable drainage systems (2025).
REASON: Details are required prior to commencement as insufficient detail was submitted within the application in this regard, in accordance with Policy EM7 of the Basingstoke and Deane Local Plan 2011-2029 and Policy HD4 of the Ashford Hill with Headley Neighbourhood Plan 2022-2029.
19 The windows at first floor level on the west side elevations of Plot 1 and Plot 2 and east side elevation of Plot 3 shall be constructed with a high levelling opening (1.7m above finished floor level) and glazed with obscured glass, to at least the equivalent of Pilkington level 4 standard. The window and glazing shall be installed prior to occupation of the development and shall be permanently maintained in that condition.
REASON: To protect the privacy of the adjacent properties and to prevent overlooking, in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
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. The Planning permission does not authorise the undertaking of any works within the highway (carriageway, footway or verge). A licence/permit should be obtained from Hampshire County Council using the following link www.hants.gov.uk/transport or by contacting the Highways Operation Centre on 0300 555 1388. Email roads@hants.gov.uk
5. 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 845557 and email GMSTeam@basingstoke.gov.uk to commence the process. Details can be found on the council's website.
6. Should 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 be submitted to, agreed and approved in writing by the Local Planning Authority prior to the recommencement of development works. Following the completion of development works and prior to the first occupation of the site, sufficient information must be submitted to demonstrate that any required remedial measures were satisfactorily implemented or confirmation provided that no unexpected contamination was encountered.
7. Vegetation clearance related to the development should ideally be undertaken outside of bird nesting season (March to August) inclusive. Should developmentvegetation clearance take place during this time period then vegetation should first be checked for signs of nesting birds. If signs of nesting are located then works should cease in that area until nesting has finished and fledgelings have left the nest.
8. Please note that all CiL related information, including completed CiL forms, should be sent to the email address CILcharge@basingstoke.gov.uk.
9. The development hereby approved results in the requirement to make payments to the Council as part of the Community Infrastructure Levy (CiL) procedure. A Liability Notice setting out further details and including the amount of CiL payable will be sent out separately from this Decision Notice following the receipt of CIL Form 2 (Assumption of Liability) (https://ecab.planningportal.co.uk/uploads/1app/forms/form_2_assumption_of_liability.pdf). You are advised to read the Liability Notice and ensure that a Commencement Notice is submitted to the Council prior to the commencement of development. Failure to submit the Commencement Notice prior to the commencement of development will result in the loss of any exemptions claimed; the loss of any right to pay by instalments; and additional costs to you in the form of surcharges. You are advised to await acknowledgement of receipt of the Commencement Notice from the Charging Authority before commencing any works. Further details can be viewed at https://www.basingstoke.gov.uk/community-infrastructure-levy.
Interest
Name
Item no./Topic
Support
Mr Rose
Item 1 - 21/01748/OUT
Support
Ms Tipper
Item 2 – 24/00217/FUL
Parish Council
Mr Cubitt
Item 3 - 24/00756/FUL
Objector
Mr Gray
Item 3 - 24/00756/FUL
Support
Ms Tipper
Item 3 - 24/00756/FUL
Councillor
Cubitt
Item 3 - 24/00756/FUL
Councillor
Grassi
Item 3 - 24/00756/FUL
Support
Mr Dowling
Item 5 - 25/01237/HSE
Support
Mr Elwes
Item 5 - 25/01237/HSE
Support
Mrs Downie
Item 5 - 25/01237/HSE
Councillor
Izett
Item 5 - 25/01237/HSE
Support
Mr Thorpe
Item 7 - 25/01711/TDC
Application 1 - 21/01748/OUT: Outline application for 10 no. new dwellings following the demolition of existing dwelling (all matters reserved save for access and layout). Site: Fairy Cross, Chandler Road, Basingstoke, RG21 3JX
The Committee considered the report set out on pages 77 to 119 of the agenda together with the further material set out on the addendum sheet and other matters discussed at the meeting.
The Committee discussed the proposed application.
Members accepted the principle of development, noting that the height and proximity of existing trees would largely eliminate any potential visual intrusion. It was further observed that, in any event, the visual impact would not be significant given the presence of existing residential development in neighbouring roads.
Concerns were raised regarding the width of the access road to the site. It was noted that any damage arising from construction activity would be required to be made good by the developer.
Members noted that a Biodiversity Enhancement and Management Plan would be secured, together with a Bat Mitigation Plan, to ensure appropriate ecological protection and enhancement of the site.
The Committee acknowledged that the site previously benefitted from planning permission for 16 dwellings, and therefore the proposed reduction to 10 dwellings was viewed positively.
Concerns were expressed that residents may experience difficulty parking on their road during the construction phase. However, it was noted that this matter could not be given weight as a reason for refusal at this stage.
RESOLVED that: the application be APPROVED subject to the applicant entering into a legal agreement (in accordance with the Community Infrastructure Levy Regulations 2010 and Policies EM5, CN6 and CN8 of the Basingstoke and Deane Borough Local Plan 2011-2029) between the applicant and the Borough Council to secure:
- Off site Multi-functional Green Space
- Off-site Equipped Play Area
Should the requirements set out above not be satisfactorily secured, then the Head of Planning and Infrastructure be delegated to REFUSE permission for appropriate reasons.
On completion of the legal agreement(s) the Head of Planning and Infrastructure be delegated to grant planning permission subject to the conditions listed and informatives listed below.
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
Location Plan
Block Plan – Drawing number B.01 Revision A
Proposed site layout - P.202 Rev E
REASON: For the avoidance of doubt and in the interests of proper planning.
2 The development hereby permitted shall be begun either before the expiration of 3 years from the date of this permission, or before the expiration of 2 years from the date of approval of the last of the reserved matters to be approved, whichever is later.
REASON: To comply with Section 92 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.
3 Application(s) for approval of the reserved matters shall be made to the Local Planning Authority before the expiration of 3 years from the date of this planning permission.
REASON: To comply with Section 92 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.
4 Approval of the details of the scale, appearance of the proposed building(s), and the landscaping of the site (hereinafter called "the reserved matters") shall be obtained from the Local Planning Authority in writing before any development is commenced.
REASON: In order to secure a satisfactory development and in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
5 Applications for the approval of reserved matters for scale and appearance shall be supported by a statement of how the development will be of a high quality of sustainable design. This will include reference to how the layout, design and construction of the development will involve the efficient use of natural resources through reducing resource requirements in terms of energy demands and water use; the consideration of opportunities for renewable and low carbon energy technologies; the use of passive solar design to maximise the use of the sun's energy for heating and facilitate sustainable cooling of buildings; and the mitigation of flooding, pollution and overheating.
REASON: To ensure that measures to make the development sustainable and efficient in the use of energy are included in the development in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011 – 2029.
6 Applications for the approval of reserved matters for 'appearance' shall be accompanied by a materials schedule setting out full details of the types, textures and colours of all external materials to be used whilst shall be approved in writing by the Local Planning Authority. The development shall be carried out and thereafter maintained in accordance with the details so approved.
REASON: Details are required in the interests of the visual amenities of the area and in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
7 Applications for the approval of reserved matters shall be in accordance with Policies CN1 and CN3 of the Basingstoke and Deane Local Plan 2011-2029 with particular regard to the provision of an appropriate housing mix and implementation of 15% accessible and adaptable homes. The development shall be carried out in accordance with the approved details.
REASON: Details are required to ensure that an appropriate proportion of market and affordable homes are designed into the scheme and that the requirements for adaptable and accessible homes are identified to accord with Policies CN1 and CN3 of the Basingstoke and Deane Local Plan 2011-2029.
8 Applications for the approval of reserved matters for landscaping details shall be accompanied by full details of both hard and soft landscape works to include a minimum of:
Hard landscape details shall include the design, type, position and scale of boundary treatments, boundary treatment materials (including finishes) and hardsurfacing materials.
How the hard surface materials comply with the drainage conditions 17-18.
Soft landscape details shall include full planting plans, specification (including cultivation and other operations associated with plant and grass establishment), schedules of plants, noting species, planting sizes and proposed numbers /densities where appropriate. The landscaping scheme shall where reasonably practicable retain and enhance the existing boundary hedgerows and provide a tree lined street.
Tree planting and replacement (tree) planting schedule to include the details of the new tree genus and species with use of native species where appropriate as well as tree sizes and pit rooting details following advice contained within BS:8545: 2014 Trees: From nursery to independence in the landscape - Recommendations.
The specification of tree planting pits together with a method statement for their construction and details of any irrigation or drainage infrastructure, tree root barriers (if necessary) to prevent damage or disruption to any proposed hard surfacing or underground services, drains or other infrastructure (including details of the location of external lighting) sufficient to demonstrate how the development is to be serviced without conflict to tree planting, with allowance for reasonable growth. Where applicable, tree pits shall utilise shared trenches and soil cells to allow for an adequate rooting area to extend underneath the proposed hard surfacing.
An implementation programme.
Scheme for landscape management and maintenance to ensure the establishment and long term management of the landscaping.
The development shall be carried out and thereafter maintained in accordance with the details so approved.
REASON: Details are required to ensure the provision, establishment and maintenance of a high standard of landscape in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
9 Applications for the approval of reserved matters shall be accompanied by a measured survey (fixed to a point outside the site such as the public highway) and a plan prepared to a scale of not less than 1:500 showing details of existing and intended final ground levels and finished floor levels in relation to a nearby agreed datum point which shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details.
REASON: Details are required in the interests of the visual amenities of the area and in accordance with Policy EM1 of the Basingstoke and Deane Local Plan 2011-2029.
10 Applications for the approval of reserved matters shall be submitted with a Refuse Waste Management Strategy which demonstrates vehicle tracking details for refuse vehicles throughout the site, including details of refuse storage and collection facilities for each dwelling. Drawings shall show that refuse vehicles can access all refuse collection points and include the position, design, materials, finishes of such storage facilities and the surface materials from the carriageway to the waste container collection point which shall be smooth and shall not hinder the movement of waste containers to the collection vehicle.
No part of the development shall be occupied until refuse storage and collection facilities have been provided in full accordance with the approved details.
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 as well as food waste and shall be thereafter retained and maintained as such in perpetuity.
REASON: Details are required in the interests of general amenity, to ensure convenience of arrangements for refuse (including food waste) and recycling storage and collection are considered at the design stage and to ensure that no obstruction is caused on the adjoining highway, in the interest of highway safety and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
11 Applications for the approval of reserved matters shall be accompanied by full details of parking and cycle facilities for the dwellings that shall be in accordance with the adopted parking standards. The development hereby permitted shall not be occupied or the use commence, whichever is the sooner, until both vehicle and cycle parking has been constructed, surfaced and marked out in accordance with the approved details. The area shall not thereafter be used for any purpose other than parking, loading and unloading of vehicles and cycles.
REASON: Details are required in the interests of highway safety and in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029.
12 No development shall commence on site (including any works of demolition) until a Construction Method Statement has been submitted to, and approved in writing by, the Local Planning Authority. The approved statement shall include scaled drawings illustrating the provision for:
1) The parking of site operatives and visitors’ vehicles.
2) Loading and unloading of plant and materials.
3) Management of construction traffic and access routes, and
4) Storage of plant and materials used in constructing the development.
The development shall be carried out in accordance with the approved details.
REASON: Details are required in the interests of highway safety and to ensure accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011 – 2029.
13 No development shall commence on site (including any works of demolition) until a scheme has been submitted to and approved in writing by the Local Planning Authority detailing the method of cleaning wheels and chassis of all HGV's, plant and delivery vehicles leaving the site and the means of keeping the site access road and adjacent public highway clear of mud and debris during site demolition, excavation, preparation and construction. The scheme shall be implemented in accordance with the approved details and shall be installed and operational before any development commences and retained in working order throughout the duration of the development. No vehicles shall leave the site in a condition whereby mud, clay or other deleterious materials shall be deposited on the public highway.
REASON: Details are required in the interests of highway safety and to ensure accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011 – 2029.
14 No part of the development shall be brought into use until all existing redundant accesses have been permanently closed and the kerb line reinstated.
REASON: To avoid danger and inconvenience to highway users in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011 – 2029.
15 Before the development is brought into use, the means of vehicular access to the site shall be constructed in accordance with the approved plan (Dwg No.P.202 E and no structure, erection or planting exceeding 0.6 metres in height shall thereafter be placed within the visibility splays of the access.
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.
16 No development shall commence on site (including demolition) until a road condition survey of Chandler Road from the site to its junction with Sheppard Road has been submitted to and approved in writing by the Local Planning Authority. The scope of the survey shall be first agreed with the Local Planning Authority. The findings of the condition survey shall be monitored and reported to the Local Planning Authority at least every 6 months throughout the construction period of the development and any defects or damage attributable to construction activity to be rectified by the developer at their expense within 3 months of the defect being identified.
REASON: In the interests of highway safety and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011 – 2029.
17 No development shall commence on site (including demolition) until a detailed surface water drainage scheme for the site, has been submitted and approved in writing by the Local Planning Authority. The submitted details shall include:
A technical summary detailing the proposed drainage strategy, design methodology and assessment.
Infiltration test results undertaken in accordance with BRE365 and providing a representative assessment of those locations where infiltration features are proposed and demonstrating the 1m unsaturated zone.
Detailed drainage plans to include type, layout and dimensions of drainage features including references to link to the drainage calculations.
Detailed drainage calculations to demonstrate existing runoff rates are not exceeded and there is sufficient attenuation for storm events up to and including 1:100 + climate change. ½ drain times should be stated for the 1:30 and 1:100 assessment.
Evidence that urban creep has been included within the calculations.
Confirmation that sufficient water quality measures have been included to satisfy the methodology in the Ciria SuDS Manual C753.
Exceedance plans demonstrating the flow paths and areas of ponding in the event of blockages or storms exceeding design criteria.
The development shall thereafter be implemented in accordance with the approved details.
REASON: Details are required in the absence of being provided within the application submission and to ensure a satisfactory means of surface water drainage is provided in accordance with Policy EM7 of the Basingstoke and Deane Local Plan 2011-2029.
18 Details for the long term maintenance arrangements for the surface water drainage system shall be submitted to and approved in writing by the Local Planning Authority prior to the first occupation of any of the dwellings. The submitted details shall include;
a. Maintenance schedules for each drainage feature type and ownership
b. Details of protection measures
c. Details of measures put in place to minimise risk in the event of failure if a pumped system is used.
The development shall thereafter be maintained in accordance with the approved maintenance arrangements.
REASON: Details are required in the absence of being provided within the application submission and to ensure a satisfactory means of surface water drainage is provided in accordance with Policy EM7 of the Basingstoke and Deane Local Plan 2011-2029.
19 No development shall commence on site (including demolition) until a tree protection plan and arboricultural method statement for works affecting trees has been submitted to and approved in writing by the Local Planning Authority. The scheme for tree protection shall be prepared in accordance with BS5837 ‘Trees in Relation to Design, Demolition and Construction’. The details shall include:
a tree protection plan comprising a drawing at no less than 1:500 scale showing the position of protection zones, fencing and ground protection measures to be established for retained trees;
the specification for protective fencing and a timetable to show when fencing will be erected and dismantled
details of mitigation proposals to reduce negative impacts on trees including specifications and method statements for any special engineering solutions required and the provisions to be made for isolating such precautionary areas from general construction activities;
details of any levels changes within or adjacent to protection zones;
details of the surface treatment to be applied within any tree protection zones, including a full specification and method statement;
the routing of all services with provisions for reducing their impact on trees to an acceptable level;
a specification and schedule of works for any vegetation management required, including pruning of trees and details of timing in relation to the construction programme;
No development or other operations shall take place other than in complete accordance with the approved tree protection scheme. If any tree shown to be retained is removed, uprooted or destroyed or dies, another tree shall be planted at the same place and that tree shall be of such size and species, and shall be planted at such time, as may be specified in writing by the Local Planning Authority.
REASON: Details are required prior to commencement because insufficient information has been submitted with the application in this regard, 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.
20 No development shall commence (except demolition) until there has been submitted to and approved in writing by the Local Planning Authority:-
(a) a desk top study carried out by a competent person documenting all the previous and existing land uses of the site and adjacent land in accordance with national guidance as set out in Contaminated Land Research Report Nos. 2 and 3 and BS10175:2011;
(b) a site investigation report documenting the ground conditions of the site and incorporating chemical and gas analysis identified as being appropriate by the desk study in accordance with BS10175:2011- Investigation of Potentially Contaminated Sites - Code of Practice;
(c) a detailed scheme for remedial works and measures to be undertaken to avoid risk from contaminants/or gases when the site is developed. The scheme must include a timetable of works and site management procedures and the nomination of a competent person to oversee the implementation of the works. The scheme must ensure that the site will not qualify as contaminated land under Part IIA of the Environmental Protection Act 1990 and if necessary proposals for future maintenance and monitoring.
Important note: Unless part (a) identifies significant contamination, it may transpire that part (a) is sufficient to satisfy this condition, meaning parts (b) and (c) need not be subsequently carried out. This would need to be agreed in writing by the Local Planning Authority.
If during any works contamination is encountered which has not been previously identified it should be reported immediately to the Local Planning Authority. The additional contamination shall be fully assessed and an appropriate remediation scheme, agreed in writing with the Local Planning Authority. This must be conducted in accordance with DEFRA and the Environment Agency’s ‘Model Contamination Land Guidance at: https://www.gov.uk/contaminated-land, Last accessed October 2019. The development must then proceed in accordance with the approved remediation scheme.
REASON: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance with Policy EM12 of the Basingstoke and Deane Local Plan (2011-2029).
21 The development hereby permitted shall not be occupied/brought into use until there has been submitted to the Local Planning Authority verification by the competent person approved under the provisions of condition 20(c) that any remediation scheme required and approved under the provisions of condition 20(c) has been implemented fully in accordance with the approved details (unless varied with the written agreement of the Local Planning Authority in advance of implementation).
Unless otherwise agreed in writing by the Local Planning Authority such verification shall comprise; as built drawings of the implemented scheme; photographs of the remediation works in progress; Certificates demonstrating that imported and/or material left in situ is free of contamination. Thereafter the scheme shall be monitored and maintained in accordance with the scheme approved under condition 20(c), unless otherwise agreed in writing by the Local Planning Authority.
REASON: To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance Policy EM12 of the Basingstoke and Deane Local Plan 2011-2029.
22 There shall be no development above slab level until details of a Biodiversity Enhancement & Management Plan (BEMP) has been submitted to and approved in writing by the Local Planning Authority. The Plan shall deliver a minimum of 5.25 Habitat Units and 1.6 Hedgerow Units as stipulated in the Biodiversity Metric by AEWC Ltd dated 11/2023 The BEMP will include the results of the provided Biodiversity Metric, and include the following:
a) Description and evaluation of features to be managed and enhanced.
b) Extent and location/area of proposed enhancement works on appropriate scale maps and plans to include species/faunal enhancement measures.
c) Ecological trends and constraints on site that might influence management.
d) Aims and Objectives of management.
e) Appropriate management actions for achieving Aims and Objectives.
f) An annual work programme (to cover an initial 5-year period).
g) Details of the specialist ecological management body or organisation responsible for responsible for implementation of the Plan.
h) For each of the first 5 years of the Plan, a progress report sent to the LPA reporting on progress of the annual work programme and confirmation of required Actions for the next 12-month period.
i) The Plan will be reviewed and updated every 5 years and implemented for perpetuity.
The Plan shall include details of the legal and funding mechanisms by which the long term implementation of the Plan will be secured by the developer with the specialist ecological management body or organisation responsible for its deliver The Plan shall also set out (where the results from the monitoring show that the Aims and Objectives of the BEMP are not being met) how contingencies and/or remedial action will be identified, agreed and implemented so that the development still delivers the Objectives of the originally approved Plan. The approved Plan will be implemented in accordance with the approved details.
REASON: Details are required in the interests of the ecology of the site in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.
23 The development hereby approved shall be undertaken in accordance with Chapter 6 Bat Mitigation Plan of the Bat Survey Report by Plan Ecology Ltd dated 11 July 2025.
REASON: In order to meet with derogation test 3 of the Conservation of Habitats and Species Regulations 2017 (Amended) and Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029.
24 The development hereby approved shall not be occupied until a Construction Statement detailing how the new homes shall meet a water efficiency standard of 110 litres or less per person per day has been submitted to and approved in writing by the Local Planning Authority, unless otherwise agreed in writing with the Local Planning Authority through a demonstration that this requirement for sustainable water use cannot be achieved on technical or viability grounds. The development shall be carried out in accordance with the approved details.
REASON: Details are required prior to occupation to ensure that the development delivers a level of sustainable water use in accordance with Policy EM9 of the Basingstoke and Deane Local Plan 2011-2029.
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. 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.
3. This Decision Notice must be read in conjunction with a Planning Obligation completed under the terms of Section 106 of the Town and Country Planning Act 1990 (as amended). You are advised to satisfy yourself that you have all the relevant documentation.
4. 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.
5. Note to Applicant: The planning permission does not authorise the undertaking of any works within the highway (carriageway, footway or verge). Any works within the highway must be approved by S278 Agreement, details of which can be found at https://www.hants.gov.uk/transport/developers/constructionstandards.
6. A S278 approval will be required prior to implementation, and this will require additional information such as formal engineering drawings to be submitted. Details of the S278 process can be found via the following link:
https://www.hants.gov.uk/transport/developers/constructionstandards.
Should adoption be required, the S38 process will need to be undertaken in addition to any planning approval that may be granted by the Local Planning Authority, and the details of this process can be found via the following link https://www.hants.gov.uk/transport/developers/constructionstandards.
The applicant should also be made aware of the Advanced Payment Code (APC) that will be required by the Highway Authority. Details of this can be found via the following link-
https://documents.hants.gov.uk/transport/APCProcessGuidancedocument.pdf
7. In relation to Conditions 19, 22 and 23 further helpful advice is contained in the council's adopted Landscape and Biodiversity Supplementary Planning Document (2008).
8. 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 also be found on the Council's website.
9. The applicant is advised that this permission is only pursuant to the Town and Country Planning Act 1990 and is advised to contact the Planning and Development Manager with regard to the necessary consents applicable under the Building Regulations.
10. 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 and including the amount of CIL payable will be sent out separately with any subsequent Reserved Matters Approval.
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).
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.
Application 2 - 24/00217/FUL: Erection of a replacement dwelling. Site: 3 Kingsclere Road Overton Hampshire RG25 3JA
The Committee considered the report set out on pages 120 to 165 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 conditions and informatives listed below.
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
Location Plan (drawing no. 21.00.100)
Proposed Site Plan (drawing no. 21.001.200 rev J)
Proposed Floor Plans (drawing no. 21.001.201 rev J)
Ground Floor Plan (drawing no. 21.001.202 rev J)
First Floor Plan (drawing no. 21.001.203 rev J)
Elevations (drawing no. 21.001.204 rev J)
Elevations (drawing no. 21.001.205 rev J)
Roof Plan (drawing no. 21.001.210 rev I)
Street Scene (drawing no. 21.001.220 rev G)
Site Sections (drawing no. 21.001.221 rev G)
Material Bay Study (drawing no. 21.001.230 rev H)
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 shall commence above slab level until a schedule of materials and finishes to be used for the external fenestration, walls and roof of the proposed building has been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out and thereafter maintained in accordance with the details so approved.
REASON: Details are required because insufficient has been submitted with the application in this regard, in the interests of visual amenities of the area and in accordance with Policies EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy LBE1 of the Overton Neighbourhood Plan 2016-2029.
4 Notwithstanding the details submitted, no development above ground slab level shall occur until the following drawings have been submitted to and approved in writing by the Local Planning Authority:
Scaled drawings at a scale of 1:10 setting out architectural detailing such as, but not limited to, brick string courses, window cills and headers and the depth of window reveals.
Scaled drawings at a scale of 1:10 setting out the details of chimneys and porches.
The development shall be carried out in accordance with the approved details and retained thereafter.
REASON: Details are required prior to commencement above slab level in Iine with the interests of the visual amenities of the area and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policies LBE1 and H3 of the Overton Neighbourhood Plan 2016-2029.
5 No development shall take place, (including any works of demolition), until a Construction Method Statement has been submitted to, and approved in writing by, the LPA. The approved statement shall include scaled drawings illustrating the provision for -
1) The parking of site operatives and visitors vehicles.
2) Loading and unloading of plant and materials.
3) Management of construction traffic and access routes.
4) Storage of plant and materials used in constructing the development.
The development shall thereafter be carried out in accordance with the approved details.
REASON: In the interests of highway safety and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011- 2029.
6 No development shall take place until a Construction Environmental Management Plan (CEMP) including long-term design objectives, management responsibilities and maintenance schedules for all landscaped areas has been submitted to, and approved in writing by the Local Planning Authroity. The scheme shall include the following:
A list of defined potential impacts on the River Test SSSI,
Details of methods for pollution control to ensure that no pollution (such as debris from dust or surface run off) is able to enter the water,
Details on the storage and disposal of waste on site,
Details on how sediment/concrete/other debris that may be accidently released during construction will be captured to prevent entering the water,
Details of Biosecurity to ensure that all equipment brought onto site does not bring any contaminants such as invasive species onto the site and into the waters,
Details of how the development would limit risks to protected species, mainly Great Crested Newts.
For clarity, areas that have preexisting hard engineered banks that are unable to be altered, a native planting strip above would still benefit the riverine habitat and contribute to the wildlife corridor a river provides.
Furthermore, domestic garden and formal landscaping should not be incorporated into the buffer zone. There should be no additional fencing, lighting, hard bank or hard engineered structures located within the buffer zone and along the riverbank.
The development shall thereafter be carried out in strict accordance with the approved CEMP.
REASON: Details are required prior to commencement to ensure the protection of wildlife and supporting habitats and to secure
opportunities for enhancing the site's nature conservation value in line with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 and Policy H3 of the Overton Neighbourhood Plan 2016-2029.
7 Notwithstanding the details on the approved plans, no development shall take place on site above slab level until there has been submitted to and approved in writing by the Local Planning Authority a scheme of hard and soft landscaping which shall specify the following:
species, planting sizes, spacing and numbers of trees/shrubs to be planted (including replacement trees where appropriate);
details of a buffer strip along the length of the riverbank for the length of the property boundary. The buffer strip shall be minimum 0.5m and ideally 1m wide. This should be a combination of soft bank restoration techniques and a native aquatic planting scheme;
including boundary treatments, retaining walls, hard surfacing with evidence to demonstrate these features would not increase the risk of flooding and;
a maintenance programme detailing all operations to be carried out in order to allow successful establishment of planting.
The approved soft landscaping works approved shall be carried out in the first planting and seeding seasons following the first occupation of the building(s) or when the use hereby permitted is commenced. The approved hard landscaping works shall be implemented prior to occupation of the dwelling.
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, to be agreed in writing by the Local Planning Authority.
REASON: Details are required 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,, to ensure there are suitable species of planting adjacent to the River Test and to ensure hardsurfaces and boundary treatments do not increase flood risk in accordance with Policies EM1, EM4, EM7 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policies LBE1 and H3 of the Overton Neighbourhood Plan 2016-2029.
8 The development hereby permitted shall be carried out in line with recommendations and procedures contained within the Ecological Impact Assessment by ECOSA dated April 2022.
REASON: In order to mitigate impacts on key species in order to meet with protection under The Wildlife and Countryside Act 1981 (Amended) and in order to meet with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 and Policy H3 of the Overton Neighbourhood Plan 2016-2029.
9 No work relating to the construction of the development hereby approved, including works of demolition or preparation prior to operations, or fitting out, shall take place before the hours of 0730 nor after 1800 Monday to Friday, before the hours of 0800 nor after 1300 Saturdays nor on Sundays or recognised public holidays, unless otherwise agreed in writing by the Local Planning Authority.
REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
10 No 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, unless otherwise agreed in writing by the Local Planning Authority.
REASON: To protect the amenities of the occupiers of nearby properties during the construction period and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
11 Prior to occupation a Construction Statement detailing how the new home shall meet a water efficiency standard of 110 litres or less per person per day has been submitted to and approved in writing by the Local Planning Authority, unless otherwise agreed in writing with the Local Planning Authority through a demonstration that this requirement for sustainable water use cannot be achieved on technical or viability grounds. The development shall be carried out in accordance with the approved details.
REASON: In the absence of such details being provided within the planning submission, details are required to ensure that the development delivers a level of sustainable water use in accordance with Policy EM9 of the Basingstoke and Deane Local Plan 2011-2029 and Policy H3 of the Overton Neighbourhood Plan 2016-2029.
12 The development hereby permitted shall not be occupied or the approved use commence, whichever is the sooner, until the property has provision within its curtilage for refuse and recycling storage (prior to disposal) with a collection point not more than 15 metres carrying distance from a highway which is a carriageway, 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, have been provided for 1 number 240ltr refuse Wheelie bin, 1 number 240ltr recycling Wheelie bin, 1 number glass recycling box and a food waste box, 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.
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.
13 The development hereby permitted shall not be occupied or the use commence, whichever is the sooner, until the parking spaces have been constructed, surfaced and marked out in accordance with the approved plans and that area shall not thereafter be used for any purpose other than parking, loading and unloading of vehicles.
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.
14 The development hereby permitted shall not be occupied until the property has provision within its curtilage for secure cycle parking facilities for 3 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.
15 No development shall commence above slab level until an external lighting plan and scheme for delivery of a bat box in accordance with Section 5.5 of the Ecological Impact Assessment by ECOSA dated April 2022 has been submitted to and approved in writing by the Local Planning Authority including timings of implementation. Following approval and implementation, the development shall be maintained in accordance with the approved details.
REASON: Details are required in order to prevent impacts upon neighbour amenity and nocturnal species in accordance with Policies EM4, EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029 and Policy H3 of the Overton Neighbourhood Plan 2016-2029.
16 No development shall commence above ground level until details have been provided for the proposed solar panels to be inserted on the building. The scheme shall be approved by the Local Planning Authority, implemented before the use of the pumps commences and shall be thereafter maintained. REASON: Details are required in the interests of visual amenity and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy H3 of the Overton Neighbourhood Plan 2016-2029.
17 No development shall commence on site until full details of surface water drainage treatment shall be submitted to and approved in writing by the Local Planning Authority. The approved details shall be implemented prior to the occupation of the dwelling and thereafter maintained in accordance with the approved details.
REASON: Details are required prior to commencement as insufficient detail was submitted within the application in this regard, in accordance with Policy EM7 of the Basingstoke and Deane Local Plan 2011-2029 and Policy H4 of the Overton Neighbourhood Plan 2016-2029.
18 Notwithstanding the provisions of Article 3 of the Town and Country Planning (General Permitted Development) Order 2015 (or any Order revoking and re-enacting that Order with or without modification) no building, structure or other alteration permitted by Class A, E and F of Part 1 of Schedule 2 of the Order shall be erected on the application site without the prior written permission of the Local Planning Authority on an application made for that purpose.
REASON: To ensure the site remains flood resilient and does not increase flood risk elsewhere in accordance with Policy EM7 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. The Council encourages all contractors to be 'Considerate Contractors' when working in the Borough by being aware of the needs of neighbours and the environment.
5. Should 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 be submitted to, agreed and approved in writing by the Local Planning Authority prior to the recommencement of development works. Following the completion of development works and prior to the first occupation of the site, sufficient information must be submitted to demonstrate that any required remedial measures were satisfactorily implemented or confirmation provided that no unexpected contamination was encountered.
6. The Environment Agency have strongly recommended the use of flood resistance and resilience measures. Physical barriers, raised electrical fittings and special construction materials are just some of the ways you can help reduce flood damage.
To find out which measures will be effective for this development, please contact your building control department. If you'd like to find out more about reducing flood damage, visit the Flood Risk and Coastal Change pages of the planning practice guidance.
Further guidance on flood resistance and resilience measures can also be found in: Government guidance on flood resilient construction: https://www.gov.uk/government/publications/flood-resilient-construction-of-new-buildings
CIRIA Code of Practice for property flood resilience: https://www.ciria.org/CIRIA/Resources/Free_publications/CoP_for_PFR_resource.aspx
7. The applicant/occupants should phone Floodline on 0345 988 1188 to register for a flood warning or visit https://www.gov.uk/sign-up-for-flood-warnings. It's a free service that provides warnings of flooding from rivers, the sea and groundwater, direct by telephone, email or text message. Anyone can sign up. Flood warnings can give people valuable time to prepare for flooding - time that allows them to move themselves, their families and precious items to safety. Flood warnings can also save lives and enable the emergency services to prepare and help communities.
For practical advice on preparing for a flood, visit https://www.gov.uk/prepare-for-flooding
To get help during a flood, visit https://www.gov.uk/help-during-flood
For advice on what do after a flood, visit https://www.gov.uk/after-flood
8. The Environmental Permitting (England and Wales) Regulations 2016 require a permit to be obtained for any activities which will take place:
On or within 8 metres of a main river (16 metres if tidal)
On or within 8 metres of a flood defence structure or culverted main river (16 metres if tidal)
On or within 16 metres of a sea defence
Involving quarrying or excavation within 16 metres of any main river, flood defence (including a remote defence) or culvert
In the floodplain of a main river if the activity could affect flood flow or storage and potential impacts are not controlled by a planning permission
The applicant should not assume that a permit will automatically be forthcoming once planning permission has been granted, and we advise them to consult with us at the earliest opportunity.
For further guidance please visit https://www.gov.uk/guidance/flood-risk-activities-environmental-permits or contact our National Customer Contact Centre on 03708 506 506.The applicant should not assume that a permit will automatically be forthcoming once planning permission has been granted, and we advise them to consult with us at the earliest opportunity.
9. In order to ensure water resources and water quality activities are protected and appropriately managed, abstracting or impounding water may require an abstraction or impoundment license. For more information visit: https://www.gov.uk/topic/environmental-management/water
10. Works with potential to impact nesting birds should be conducted outside of the nesting bird season (considered March to September inclusive) or suitable habitat checked immediately prior to removal by an ecologist. If a nest is found it is to remain undisturbed until no longer active (absent of chicks or eggs). Under Section 1 of the Wildlife and Countryside Act 1981, it is an offence for any person who intentionally kills, injures, or takes any wild bird and/or takes, damages or destroys the nest of any wild bird while that nest is in use or being built.
Application 3 - 24/00756/FUL: The erection of 4 detached dwellings, together with garages and associated vehicular access, car parking, amenity space and landscaping. Site: Land To The North Of Parrotts Greywell Road Mapledurwell Hampshire
The Committee considered the report set out on pages 166 to 221 of the agenda together with the further material set out on the addendum sheet and other matters discussed at the meeting.
The Committee discussed the proposed application and expressed concern that there was insufficient information provided in relation to the noise assessment measurements.
Members noted that conflicting information had been presented regarding flood risk and land contamination at the site and agreed that further clarification was required. It was therefore requested that an independent review be undertaken and submitted for Members’ consideration.
RESOLVED that: the application be DEFERRED to secure an independent review of the Flood Risk Assessment mitigation details either by Lead Local Flood Authority (LLFA) discretionary ‘paid for service’ or another equivalent expert and further details on noise levels in relation to the M3.
Application 4 - 25/01118/TDC: Application for Technical Details Consent for the erection of 2 no. detached dwellings in accordance with Permission in Principle 22/02091/PIP. Site: Land North Of Slade Hill Slade Hill Woolton Hill Hampshire
The Committee considered the report set out on pages 222 to 281 of the agenda together with the further material set out on the addendum sheet and other matters discussed at the meeting.
The Committee discussed the proposed application.
Members considered there were no sufficient planning reasons to justify refusal of the Technical Details Consent.
RESOLVED that: the application be APPROVED subject to the applicant entering into a legal agreement under the Town and Country Planning Act 1990 (as amended) to secure Biodiversity Net Gain land to the rear of the site
Should the requirements set out above not be satisfactorily secured, then the Head of Planning and Infrastructure be delegated to REFUSE permission for appropriate reasons.
On completion of the legal agreement the Head of Planning and Infrastructure be delegated to grant planning permission subject to the recommended conditions.
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
Location Plan - Drawing No. 220316-01
Site Plan - Drawing No. 220316-05 Revision C
Plot 1 Floor Plans and Elevations - Drawing No. 220316-11
Plot 1 Garage Floor Plans and Elevations - Drawing No. 220316-15 Rev A
Plot 2 Floors Plans and Elevations - Drawing No. 220316-20
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 shall take place, including any site clearance and preparations, until a Construction Environmental Management Plan (CEMP) has been submitted to and agreed in writing by the Local Planning Authority that outlines the measures to be taken to avoid and/or mitigate construction impacts on important habitats and species. 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
- Details of on site parking for delivery and site operatives
- Details of storage areas for materials
- Details of disposal for invasive non-native species
- Protection of adjacent semi-natural habitats
- Visual/noise/vibrational impacts to species
- Construction exclusion zones for habitats and species.
The development shall proceed in accordance with the measures agreed within the approved Construction Environmental Management Plan.
REASON:Details are required prior to commencement because insufficient information has been submitted with the application in this regard to meet requirements under the Wildlife and Countryside Act 1981 (as amended), the Natural Environment and Rural Communities Act 2006, Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 and Policy NE5 of the East Woodhay Neighbourhood Plan 2022-2029.
4 No development shall take place, including any site clearance and preparations, until a Tree Protection Plan has been submitted to and approved in writing by the Local Planning Authority. The scheme for tree protection shall be prepared in accordance with BS5837 ‘Trees in Relation to Design, Demolition and Construction’. The approved tree protection shall be erected prior to any site activity commencing and maintained until completion of the external construction of the development including construction of the onsite parking areas. 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 NE5 of the East Woodhay Neighbourhood Plan 2022-2029.
5 No development shall commence on site until a radon gas risk assessment has been submitted to and agreed by the Local Planning Authority. This should conclude whether a gas impermeable membrane needs to be installed into the buildings to protect the future occupants of the development. If a gas impermeable membrane is required, then details of this should be submitted along with details of the ventilated sub-floor area. Particular attention to joins with any existing structures and seals around any services, should be submitted to and agreed in writing by the Local Planning Authority. Any services entering/leaving the structure shall be located above the gas impermeable membrane, and adequate seals will be provided to ensure the membrane is not breached. The works shall be undertaken in accordance with the approved details.
REASON: Details are required prior to commencement because insufficient information has been submitted with the application in this regard to ensure that adequate measures are taken to avoid the potential risk to future occupiers from natural gases arising from the ground in accordance with Policy EM12 of the Basingstoke and Deane Local Plan 2011-2029.
6 No development above ground floor slab level shall take place until details/specification of the types and colours of external materials to be used, together with samples and details of any staining of painting of timber boarding have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out and thereafter maintained in accordance with the details so approved.
REASON: Details are required in the absence of accompanying the application and in the interests of the visual amenities of the area and in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy HO1 of the East Woodhay Neighbourhood Plan 2022-2029.
7 No development shall take place on site above slab level until there has been submitted to and approved in writing by the Local Planning Authority a scheme of hard and soft landscaping which shall specify as a minimum:
species, planting sizes, spacing and numbers of trees/shrubs to be planted (including replacement trees where appropriate);
details of the hedgerows and any associated supporting fences to be installed to demarcate the curtilages of the properties;
hard surfacing to the front of the properties demonstrating that provision has been made to direct run-off water from any hard surface to a permeable or porous area or surface within the curtilage of the development;
maintenance programme detailing all operations to be carried out in order to allow successful establishment of planting.
The approved soft landscaping works approved shall be carried out in the first planting and seeding seasons following the first occupation of the building(s) or when the use hereby permitted is commenced. The approved hard landscaping works shall be implemented prior to first occupation of each dwelling. 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 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, acknowledging the location also within the National Landscape and in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy NE5 of the East Woodhay Neighbourhood Plan 2022-2029.
8 No development shall commence on site above slab level until details have been submitted to and approved in writing by the Local Planning Authority identifying which dwelling(s) will 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: Details are required in the absence of being provided to accompany the planning submission and to ensure an appropriate high-quality form of development and to accord with Policy CN3 of the Basingstoke and Deane Local Plan 2011-2029 and the Housing Supplementary Planning Document (2018).
9 No development above ground floor slab level shall take place until a Construction Statement detailing how the new homes shall meet a water efficiency standard of 110 litres or less per person per day has been submitted to and approved in writing by the Local Planning Authority, 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.
10 No work relating to the external construction of the development hereby approved, including works of 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.
11 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.
12 The proposed development shall be undertaken in accordance with all proposed avoidance, mitigation and enhancement recommendations and procedures contained within Section 5 'Biodiversity mitigation and enhancement plan' and Appendix G of the supporting Ecology and BNG Assessment (ABR Ecology Ltd, January 2026) to address potential impacts on protected and notable species and habitats.
REASON: To meet with the Conservation of Habitats and Species Regulations 2017, the Wildlife and Countryside Act 1981 (as amended) and the Badgers Act 1992 in relation to protected and notable species, in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 and Policy NE5 of the East Woodhay Neighbourhood Plan 2022-2029.
13 Prior to the first occupation of each respective dwelling, the means of vehicular access to the site shall be constructed in accordance with the approved plan (Drg No.220316-05 Rev. C) and no structure, erection or planting exceeding 1.0m in height shall thereafter be placed within the visibility splays shown on the approved plans.
REASON: To ensure a suitable access and layout in the interests of highway safety in accordance with Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029 and Policy TT1 of the East Woodhay Neighbourhood Plan 2022-2029.
14 Prior to the first occupation of each respective dwelling, 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 Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029 and Policy TT1 of the East Woodhay Neighbourhood Plan 2022-2029.
15 Prior to the first occupation of each respective dwelling, the site accesses shall be constructed with a non-migratory surface material for a minimum distance of 6m measured from the nearside edge of the carriageway on the adjacent highway and will be maintained in that condition thereafter.
REASON: In the interests of highway safety, in accordance with Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029 and Policy TT1 of the East Woodhay Neighbourhood Plan 2022-2029.
16 Prior to the first occupation of each respective dwelling provision shall be made within the curtilage for secure cycle storage for 3 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.
17 Prior to the first occupation of each respective dwelling provision shall be made within the curtilages 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 1 number food waste container 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 and Policy TT1 of the East Woodhay Neighbourhood Plan 2022-2029.
18 The detached garage within Plot 1 hereby permitted shall be occupied solely for purposes incidental to the occupation and enjoyment of the host dwelling and shall not be sold off, sub-let or used as a separate unit of accommodation.
REASON: The site is in an area where new dwellings are not normally permitted in accordance with the advice contained within the National Planning Policy Framework (December 2024) and Policy SS6 of the Basingstoke and Deane Local Plan 2011-2029.
19 Whether or not development, no external lighting shall be installed within the site, unless otherwise agreed in writing by the Local Planning Authority on an application for such a development.
REASON: In the interests of the amenities of the area and the North Wessex Downs National Landscape and adjoining residential properties in accordance with Policies EM1, EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
Biodiversity Net Gain
20 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.
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 are considered to apply.
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 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;
the application was acceptable as amended and no further assistance was required.
In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.
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 Council encourages all contractors to be 'Considerate Contractors' when working in the Borough by being aware of the needs of neighbours and the environment.
6. If during development works any contamination of the land is encountered or suspected then this shall be fully assessed in accordance with the Contaminated Land Guidance for Developers. The developer must contact the Local Planning Authority as soon as possible and any action should be agreed in writing by the Local Planning Authority.
7. The Planning permission does not authorise the undertaking of any works within the highway (carriageway, footway or verge). A licence/permit should be obtained from Hampshire County Council using the following link www.hants.gov.uk/transport or by contacting the Highways Operation Centre on 0300 555 1388. Email roads@hants.gov.uk
8. Works with potential to impact nesting birds should be conducted outside of the nesting bird season (considered March to September inclusive) or suitable habitat checked immediately prior to removal by an ecologist. If a nest is found it is to remain undisturbed until no longer active (absent of chicks or eggs). Under Section 1 of the Wildlife and Countryside Act 1981, it is an offence for any person who intentionally kills, injures, or takes any wild bird and/or takes, damages or destroys the nest of any wild bird while that nest is in use or being built.
9. Great crested newt and their habitats are fully protected by law. Where great crested newt are discovered on site, all works should cease immediately and advice sought from a suitably qualified ecologist or Natural England. An enquiry can also be made to NatureSpace Partnership to explore use of the council's District Licence Scheme post-planning.
10. Please note that all CiL related information, including completed CiL forms, should be sent to the following email address CILcharge@basingstoke.gov.uk .
11. The development hereby approved results in the requirement to make payments to the Council as part of the Community Infrastructure Levy (CiL) procedure. A Liability Notice setting out further details and including the amount of CiL payable will be sent out separately from this Decision Notice following the receipt of CIL Form 2 (Assumption of Liability) (https://ecab.planningportal.co.uk/uploads/1app/forms/form_2_assumption_of_liability.pdf). You are advised to read the Liability Notice and ensure that a Commencement Notice is submitted to the Council prior to the commencement of development. Failure to submit the Commencement Notice prior to the commencement of development will result in the loss of any exemptions claimed; the loss of any right to pay by instalments; and additional costs to you in the form of surcharges. You are advised to await acknowledgement of receipt of the Commencement Notice from the Charging Authority before commencing any works. Further details can be viewed at https://www.basingstoke.gov.uk/community-infrastructure-levy .
12. The applicant is advised that any gates proposed to enclose the access may require planning permission. The applicant is advised to seek further advice from the Planning and Infrastructure Service before any installation occurs. Any gates should also be set back a minimum distance of 6m from the edge of the carriageway of the adjoining highway to enable vehicles to exit the carriageway.
13. This Decision Notice must be read in conjunction with a Planning Obligation completed under the terms of Section 106 of the Town and Country Planning Act 1990 (as amended). You are advised to satisfy yourself that you have all the relevant documentation.
Application 5 - 25/01237/HSE: Erection of single storey garage and two storey extension to the garage with garden storeroom below with bedroom and bathroom above following demolition of existing car port. Addition of new canopy to east and south elevation. Site: Primrose Cottage Cow House Lane North Sydmonton Hampshire
The Committee considered the report set out on pages 282 to 300 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 resulted in mixed views.
It was noted that the Grade II listed building was of significant heritage value.
Some Members acknowledged that the existing car port had already caused a degree of harm to the listed building. It was recognised that the proposal, in isolation, did not create any further harm to the building and was considered by some Members to enhance the property.
However, other Members considered that the building had already been extended previously and that the addition of a further extension was not acceptable.
Concern was raised regarding the east elevation which would result in a significant cumulative increase in the size of the building, and that the combined effect of earlier extensions and the current proposal would have led to visual intrusion and harm to the character and appearance of the listed building.
RESOLVED that: the application be APPROVED subject to the conditions and informatives listed below.
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
Location Plan - Drawing Number 2407_SP_001 Rev C
Proposed Block Plan - Drawing Number 2407_SP_003 Rev B
Proposed Elevations - Drawing Number 2407_P_20_200 Rev F
Proposed Floor Plans - Drawing Number 2407_P_20_100 Rev F
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 Notwithstanding information shown on the approved drawings, no relevant works or those above slab level, shall commence on site until details of materials and finishes have been submitted to and approved by the Local Planning Authority in writing. 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.
These requirements include provision of information relating to:
the material, size, texture, colour, profile, and source of the bricks;
combined with the above, the material, size, texture, colour, profile, and source of the jointing mortar;
the material, size, texture, colour, profile, and source of roofing materials;
materials and finishes to be used in the detailing of valleys, ridges and eaves; the proposed rainwater goods.
REASON: Details are required prior to commencement of work/development to ensure preservation of the significance and/or setting of a heritage asset and to ensure the development is enacted to a high design standard in accordance with the guidance contained within Sections 12 and 16 of the National Planning Policy Framework (2024), Policies EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029, the Basingstoke and Deane Design and Sustainability Supplementary Planning Document (2018) and the Heritage Supplementary Planning Document (2019).
4 Notwithstanding, and in addition to, the information shown on the approved drawings, no relevant works shall commence on site until full working details of all windows, external doors and related joinery, hereby approved, 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 as appropriate. The works shall then proceed in strict accordance with the approved details.
REASON: Details are required prior to commencement of work/development to ensure preservation of the significance and/or setting of a heritage asset and to ensure the development is enacted to a high design standard in accordance with the guidance contained within Sections 12 and 16 of the National Planning Policy Framework (2024), Policies EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029, the Basingstoke and Deane Design and Sustainability Supplementary Planning Document (2018) and the Heritage Supplementary Planning Document (2019).
5 The proposed development shall be carried out in accordance with the recommendations and procedures contained within Section 5 'Mitigation Requirements' and Section 6 'Enhancement Features' of the supporting Bat Emergence Survey Report (Ecological Surveys Ltd., August 2024). This includes specific timings for the works, working methods, measures to limit external lighting and appropriate methods to minimise impacts on all protected species during the works. Enhancements for roosting bats and nesting birds should also be secured and implemented as per recommendations within the report.
REASON: To meet with the Conservation of Habitats and Species Regulations 2017 ('the Habitats Regulations') and the Wildlife and Countryside Act 1981 (as amended) in relation to protection and mitigation of bats, in accordance with Policy EM4 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:-
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. Directly to the north of the carport is an area of priority Lowland Mixed Deciduous Woodland. Care should be taken to minimise any damage or disturbance to this area during the works. This would include suitable storage of materials to prevent pollution into the woodland and minimising additional lighting facing the woodland where possible.
5. Where Public Rights of Way are close to application sites or are used for access to the development site, they must be shown on the submitted plans with details of how they will be accommodated within the proposals. Government guidance requires that applications should not be validated unless such information has been submitted.
6. Nothing connected with the development, or its future use, shall have an adverse effect on the Public Rights of Way, which must always remain available for safe public use at all times.
7. No vehicles (including builder's and contractor's), machinery, equipment, materials, spoil, scaffolding, or anything else associated with the works, use, or occupation of the development, shall be left on or near to a Public Right of Way as to cause obstruction, hindrance, or a hazard to the legitimate users. The public retain the right to use the PROW at all times.
8. The grant of planning permission does not entitle developers to obstruct a public right of way. The diversion or stopping up of footpaths, bridleways and restricted byways is a separate process, which must be carried out before the paths are affected by the development. It cannot be assumed that because planning permission has been granted that an Order under section 257 of the TCPA (1990) will invariably be made or confirmed. Development, in so far as it affects a PROW, must not be started and the PROW should be kept open for public use, unless or until the necessary order has come into effect.
9. All vehicles that would be legitimately accessing the site via a Public Right of Way should give way to public users, which could include horse-riders and cyclists, at all times. In cases with legitimate vehicular access a Construction Traffic Management Plan (CTMP) should be submitted to, and approved by, Hampshire Countryside Service as Highways Authority prior to any approval by the Planning Authority, and prior to commencement, to ensure the protection of public safety.
10. There must be no surface alterations to a Public Right of Way without the consent of Hampshire County Council as Highways Authority. Planning permission under the Town and County Planning Act (1990) does not provide this and separate consent is required. To carry out any such works without this permission would constitute an offence under Section 131 of the Highways Act (1980).
11. No works to the surface of the Public Right of Way shall be carried out without prior approval of the HCS Area Countryside Access Manager. Any damage caused to the surface of the Public Right of Way by construction traffic will be required to be restored to the satisfaction of the Area Countryside Access Manager on the completion of the build.
Application 6 - 25/01238/LBC: Erection of single storey garage and two storey extension to the garage with garden storeroom below with bedroom and bathroom above following demolition of existing car port. Addition of new canopy to east and south elevation. Site: Primrose Cottage Cow House Lane North Sydmonton Hampshire
The Committee considered the report set out on pages 301 to 315 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 conditions and informatives listed below.
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
Location Plan - Drawing Number 2407_SP_001 Rev C
Proposed Block Plan - Drawing Number 2407_SP_003 Rev B
Proposed Elevations - Drawing Number 2407_P_20_200 Rev F
Proposed Floor Plans - Drawing Number 2407_P_20_100 Rev F
REASON: For the avoidance of doubt and in the interests of proper planning.
2 The works to which this Listed Building Consent relate shall be begun before the expiration of 3 years from the date of the consent.
REASON: To comply with Section 18 of the Planning (Listed Buildings and Conservation Areas) Act 1990 (as amended by Section 51(4) of the Planning and Compensation Act 2004) and to prevent an accumulation of unimplemented consents.
3 Notwithstanding information shown on the approved drawings, no relevant works or those above slab level, shall commence on site until details of materials and finishes have been submitted to and approved by the Local Planning Authority in writing. 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.
These requirements include provision of information relating to:
the material, size, texture, colour, profile, and source of the bricks;
combined with the above, the material, size, texture, colour, profile, and source of the jointing mortar;
the material, size, texture, colour, profile, and source of roofing materials;
materials and finishes to be used in the detailing of valleys, ridges and eaves; the proposed rainwater goods.
REASON: Details are required prior to commencement of work/development to ensure preservation of the significance and/or setting of a heritage asset and to ensure the development is enacted to a high design standard in accordance with the guidance contained within Sections 12 and 16 of the National Planning Policy Framework (2024), Policies EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029, the Basingstoke and Deane Design and Sustainability Supplementary Planning Document (2018) and the Heritage Supplementary Planning Document (2019).
4 Notwithstanding, and in addition to, the information shown on the approved drawings, no relevant works shall commence on site until full working details of all windows, external doors and related joinery, hereby approved, 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 as appropriate. The works shall then proceed in strict accordance with the approved details.
REASON: Details are required prior to commencement of work/development to ensure preservation of the significance and/or setting of a heritage asset and to ensure the development is enacted to a high design standard in accordance with the guidance contained within Sections 12 and 16 of the National Planning Policy Framework (2024), Policies EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029, the Basingstoke and Deane Design and Sustainability Supplementary Planning Document (2018) and the Heritage Supplementary Planning Document (2019).
5 The proposed development shall be carried out in accordance with the recommendations and procedures contained within Section 5 'Mitigation Requirements' and Section 6 'Enhancement Features' of the supporting Bat Emergence Survey Report (Ecological Surveys Ltd., August 2024). This includes specific timings for the works, working methods, measures to limit external lighting and appropriate methods to minimise impacts on all protected species during the works. Enhancements for roosting bats and nesting birds should also be secured and implemented as per recommendations within the report.
REASON: To meet with the Conservation of Habitats and Species Regulations 2017 ('the Habitats Regulations') and the Wildlife and Countryside Act 1981 (as amended) in relation to protection and mitigation of bats, in accordance with Policy EM4 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. 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.
1.4 No fees are required for the submission of details required under a condition imposed on a Listed Building Consent. Requests must however be made using the standard application form (available online) or set out in writing clearly identifying the relevant consent and condition(s) 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:-
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. Directly to the north of the carport is an area of priority Lowland Mixed Deciduous Woodland. Care should be taken to minimise any damage or disturbance to this area during the works. This would include suitable storage of materials to prevent pollution into the woodland and minimising additional lighting facing the woodland where possible.
5. Where Public Rights of Way are close to application sites or are used for access to the development site, they must be shown on the submitted plans with details of how they will be accommodated within the proposals. Government guidance requires that applications should not be validated unless such information has been submitted.
6. Nothing connected with the development, or its future use, shall have an adverse effect on the Public Rights of Way, which must always remain available for safe public use at all times.
7. No vehicles (including builder's and contractor's), machinery, equipment, materials, spoil, scaffolding, or anything else associated with the works, use, or occupation of the development, shall be left on or near to a Public Right of Way as to cause obstruction, hindrance, or a hazard to the legitimate users. The public retain the right to use the PROW at all times.
8. The grant of planning permission does not entitle developers to obstruct a public right of way. The diversion or stopping up of footpaths, bridleways and restricted byways is a separate process, which must be carried out before the paths are affected by the development. It cannot be assumed that because planning permission has been granted that an Order under section 257 of the TCPA (1990) will invariably be made or confirmed. Development, in so far as it affects a PROW, must not be started and the PROW should be kept open for public use, unless or until the necessary order has come into effect.
9. All vehicles that would be legitimately accessing the site via a Public Right of Way should give way to public users, which could include horse-riders and cyclists, at all times. In cases with legitimate vehicular access a Construction Traffic Management Plan (CTMP) should be submitted to, and approved by, Hampshire Countryside Service as Highways Authority prior to any approval by the Planning Authority, and prior to commencement, to ensure the protection of public safety.
10. There must be no surface alterations to a Public Right of Way without the consent of Hampshire County Council as Highways Authority. Planning permission under the Town and County Planning Act (1990) does not provide this and separate consent is required. To carry out any such works without this permission would constitute an offence under Section 131 of the Highways Act (1980).
11. No works to the surface of the Public Right of Way shall be carried out without prior approval of the HCS Area Countryside Access Manager. Any damage caused to the surface of the Public Right of Way by construction traffic will be required to be restored to the satisfaction of the Area Countryside Access Manager on the completion of the build.
Application 7 - 25/01711/TDC: Technical Details Consent for the erection of 4 dwellings in accordance with PIP approval 24/02973/PIP. Land Adjacent to Council Houses North Of Galley Lane Headley Hampshire
The Committee considered the report set out on pages 301 to 315 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.
RESOLVED that: the application be APPROVED subject to the conditions and informatives listed below.
subject to the following conditions and informatives:-
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
Location Plan with Visibility Splays (drawing no. SJN 13)
Visibility Splays (drawing no. SJN 12)
Block Plan (drawing no. SJN 11 rev. A)
Plot 1 - Elevations (drawing no. SJN 102 rev. A)
Plot 1 - Floor plans (drawing no. SJN 103 rev. A)
Plot 2 & 3 - Elevations (drawing no. SJN 104 rev. A)
Plot 2 & 3 - Floor plans (drawing no. SJN 105 rev. A)
Plot 4 - Elevations (drawing no. SJN 108 rev. A)
Plot 4 - Floor plans (drawing no. SJN 109 rev. A)
Garage plans (drawing no. SJN 111)
Garage plans (drawing no. SJN 112) - cycle storage details
Street Scene - Cross section through A-A (drawing no. SJN 110 rev. A)
Cross section thru B-B & C-C (drawing no. SJN 116)
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 shall commence on site above slab level until details of the types and colours of external materials to be used have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out and thereafter maintained in accordance with the details so approved.
REASON: Details are required prior to commencement above slab level because insufficient information has been submitted with the application in this regard, in the interests of the visual amenities of the area and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy HD3 of the Ashford Hill with Headley Neighbourhood Plan 2022-2029.
4 No development shall take place on site above slab level until there has been submitted to and approved in writing by the Local Planning Authority a scheme of hard and soft landscaping which shall specify species, planting sizes, spacing and numbers of trees/shrubs to be planted (including replacement trees where appropriate) including boundary treatments, retaining walls, hard surfacing and a maintenance programme detailing all operations to be carried out in order to allow successful establishment of planting.
The approved soft landscaping works approved shall be carried out in the first planting and seeding seasons following the first occupation of the building(s) or when the use hereby permitted is commenced. The approved hard landscaping works shall be implemented prior to occupation of the dwelling.
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, 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 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy L1 of the Ashford Hill with Headley Neighbourhood Plan 2022-2029.
5 No development shall commence above slab level until details have been submitted to and approved in writing by the Local Planning Authority identifying which dwelling will 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: Details are require prior to commencement above slab level 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).
6 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, EM7 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy TTP1 of the Ashford Hill with Headley Neighbourhood Plan 2022-2029.
7 Before the development is brought into use, the means of vehicular access to the site shall be constructed in accordance with the Visibility Splays (drawing no. SJN 12) and no structure, erection or planting exceeding 0.6m in height shall thereafter be placed within the visibility splays shown on the approved plans.
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 TTP1 of the Ashford Hill with Headley Neighbourhood Plan 2022-2029.
8 Prior to the first occupation of any of the dwellings hereby approved the site access shall be constructed with a non-migratory surface material for a minimum distance of 6m. measured from the nearside edge of the carriageway on the adjacent highway and will be maintained in that condition thereafter.
REASON: In the interests of highway safety in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy TTP1 of the Ashford Hill with Headley Neighbourhood Plan 2022-2029.
9 The relevant dwelling shall not be brought into use until the car parking area, garages and cycle store shown on the submitted plan has been provided and marked out. The car parking shall be maintained for the lifetime of the development and used for no other purpose other than parking and the garage and cycle store shall be used solely for purposes incidental to the main properties.
REASON: To ensure adequate space within the site for vehicle movements and parking provision in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan 2011-2029 and Policy TTP1 of the Ashford Hill with Headley Neighbourhood Plan 2022-2029.
10 The proposed development shall be undertaken in accordance with all proposed avoidance, mitigation and enhancement recommendations and procedures contained within the Protected Species Report by The Ecology Co-op dated 24/10/2025. The development shall thereafter be maintained in accordance with the approval scheme.
REASON: In order to provide adequate mitigation for priority species related to the site principally bats and nesting birds in line with protection under the Conservation of Habitats and Species Regulations 2017 (Amended) and The Wildlife and Countryside Act 1981 (Amended). and in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 and Policy NE1 of the Ashford Hill with Headley Neighbourhood Plan 2022-2029.
11 No development shall commence above slab level until an external lighting plan, to inlcude timing of implementation, has been submitted to and approved in writing by the Local Planning Authority. Following approval, the development shall be undertaken in accordance with said plan.
REASON: Details are required in order to prevent impacts upon neighbour amenity and nocturnal species in accordance with Policies EM4, EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029 and Policies L1 and NE1 of the Ashford Hill with Headley Neighbourhood Plan 2022-2029.
12 The development hereby approved shall be constructed in accordance with precautionary mitigation for dormice in line with the recommendations contained within Paragraph 4.6 of the Preliminary Ecological Appraisal by The Ecology Co-op dated 7/7/2025. All works reccomended must be enacted during development and complied wiht thorughout the duration of the construction of the development.
REASON: In order to prevent adverse impacts on dormice protected with protection under the Conservation of Habitats and Species Regulations 2017 (Amended) and The Wildlife and Countryside Act 1981 (Amended), in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 and Policy NE1 of the Ashford Hill with Headley Neighbourhood Plan 2022-2029.
13 No development shall commence on site until a radon gas mitigation proposal has been submitted to and agreed by the Local Planning Authority. This should include designs for gas impermeable membrane and where it needs to be installed into the buildings to protect the future occupants of the development. Detailed drawings of this membrane should be submitted along with details of the ventilated sub-floor area. Particular attention to joins with any existing structures and seals around any services, should be submitted to and agreed in writing by the Local Planning Authority. Any services entering/leaving the structure shall be located above the gas impermeable membrane, and adequate seals will be provided to ensure the membrane is not breached. The works shall be undertaken in accordance with the approved details.
REASON: Details are required prior to commencement to ensure that adequate measures are taken to avoid the potential risk to future occupiers from natural gases arising from the ground in accordance with Policy EM12 of the Basingstoke and Deane Local Plan 2011-2029.
14 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.
15 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.
16 The development hereby approved shall not be occupied until a Construction Statement detailing how the new homes shall meet a water efficiency standard of 110 litres or less per person per day has been submitted to and approved in writing by the Local Planning Authority, through a demonstration that this requirement for sustainable water use cannot be achieved on technical or viability grounds. The development shall be carried out in accordance with the approved details.
REASON: Details are required prior to occupation to ensure that the development delivers a level of sustainable water use in accordance with Policy EM9 of the Basingstoke and Deane Local Plan 2011-2029.
17 The development hereby permitted shall not be occupied or the approved use commence, whichever is the sooner, until the properties have provision within their 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 1 number food waste container 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.
18 The development hereby permitted shall not commence (excluding any site clearance, demolition or ground investigation works) until details of the design of a surface water drainage scheme have been submitted to and approved in writing by the Local Planning Authority. The design must satisfy the sustainable drainage systems hierarchy and be compliant with the National standards for sustainable drainage systems (2025).
REASON: Details are required prior to commencement as insufficient detail was submitted within the application in this regard, in accordance with Policy EM7 of the Basingstoke and Deane Local Plan 2011-2029 and Policy HD4 of the Ashford Hill with Headley Neighbourhood Plan 2022-2029.
19 The windows at first floor level on the west side elevations of Plot 1 and Plot 2 and east side elevation of Plot 3 shall be constructed with a high levelling opening (1.7m above finished floor level) and glazed with obscured glass, to at least the equivalent of Pilkington level 4 standard. The window and glazing shall be installed prior to occupation of the development and shall be permanently maintained in that condition.
REASON: To protect the privacy of the adjacent properties and to prevent overlooking, in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
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. The Planning permission does not authorise the undertaking of any works within the highway (carriageway, footway or verge). A licence/permit should be obtained from Hampshire County Council using the following link www.hants.gov.uk/transport or by contacting the Highways Operation Centre on 0300 555 1388. Email roads@hants.gov.uk
5. 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 845557 and email GMSTeam@basingstoke.gov.uk to commence the process. Details can be found on the council's website.
6. Should 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 be submitted to, agreed and approved in writing by the Local Planning Authority prior to the recommencement of development works. Following the completion of development works and prior to the first occupation of the site, sufficient information must be submitted to demonstrate that any required remedial measures were satisfactorily implemented or confirmation provided that no unexpected contamination was encountered.
7. Vegetation clearance related to the development should ideally be undertaken outside of bird nesting season (March to August) inclusive. Should developmentvegetation clearance take place during this time period then vegetation should first be checked for signs of nesting birds. If signs of nesting are located then works should cease in that area until nesting has finished and fledgelings have left the nest.
8. Please note that all CiL related information, including completed CiL forms, should be sent to the email address CILcharge@basingstoke.gov.uk.
9. The development hereby approved results in the requirement to make payments to the Council as part of the Community Infrastructure Levy (CiL) procedure. A Liability Notice setting out further details and including the amount of CiL payable will be sent out separately from this Decision Notice following the receipt of CIL Form 2 (Assumption of Liability) (https://ecab.planningportal.co.uk/uploads/1app/forms/form_2_assumption_of_liability.pdf). You are advised to read the Liability Notice and ensure that a Commencement Notice is submitted to the Council prior to the commencement of development. Failure to submit the Commencement Notice prior to the commencement of development will result in the loss of any exemptions claimed; the loss of any right to pay by instalments; and additional costs to you in the form of surcharges. You are advised to await acknowledgement of receipt of the Commencement Notice from the Charging Authority before commencing any works. Further details can be viewed at https://www.basingstoke.gov.uk/community-infrastructure-levy.
6
Quarterly Planning Appeals Report
The report provides a summary analysis of the appeal decisions received from 01/11/2025 to 31/01/2026.
Contact Officer: The Planning and Development Manager
Contact Officer: The Planning and Development Manager
Attachments:
- Document Quarterly Report - 01.11.2025 to 31.01.2026 26 Mar 2026
Minutes
The Planning and Development Manager introduced the report which updated the Development Control Committee on appeal decisions made in the period from 01/11/2025 to 31/01/2026.
RESOLVED that: Members of the Development Control Committee note the outcomes of the appeal decisions and the reasons given for those decisions.
RESOLVED that: Members of the Development Control Committee note the outcomes of the appeal decisions and the reasons given for those decisions.
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