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, 20th May 2026
6:30 PM
Wednesday, 20th May 2026
6:30 PM
End:
Wednesday, 20th May 2026
9:30 PM
Wednesday, 20th May 2026
9:30 PM
Meeting Status
Status:
Confirmed
Confirmed
Date:
20 May 2026
20 May 2026
Location:
Council Chamber - Deanes
Council Chamber - Deanes
Webcast:
Available
Available
Meeting Attendees
Reserve
Councillor Alex Lee
Not required
Reserve
Councillor Jenny Vaux
Not required
Committee Member
Reserve
Vice-Chair of the Licensing Committee
Reserve
Leader of the Conservative Group
Committee Member
Reserve
Chair of the Human Resources Committee
Reserve
Chair of the Licensing Committee
Chair
Chair of Development Control Committee
Reserve
Deputy Leader of the Labour Group and Chair of the Environment and Infrastructure Committee
Officer
Assistant Planning Manager
Katherine Fitzherbert-Green
Expected
Vice-Chair
Chair of the Resident Services & Vice-Chair of Development Control Committee
Committee Member
Vice Chair of the Resources Committee
Guest
Chair of the Audit and Accounts Committee
Agenda
1
Apologies for absence and substitutions
Minutes
There were no apologies for absence.
2
Declarations of interest
Minutes
There were no declarations of interest.
3
Urgent matters
To consider any items of business, other than those shown on this agenda and which, by reason of special circumstances to be stated at the meeting, in the opinion of the Chairman, should be considered at the meeting as a matter of urgency
Minutes
There were no urgent matters.
4
Minutes of the meeting held on the 8th April 2026
The Chair will move that the minutes of the meeting held on the 8th April 2026 be signed as a correct record. The only part of the minutes that can be discussed is their accuracy.
Attachments:
- Document Minutes of the meeting held on the 8th April 2026 11 May 2026
Minutes
The Chair confirmed that the minutes of the meeting held on the 8th April 2026 were confirmed by the Committee as a correct record.
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: Brighton Hill, Evingar, Tadley North, Kingsclere & Baughurst, Whitchurch, Overton & Laverstoke
Contact Officer: Planning and Development Manager
Wards Affected: Brighton Hill, Evingar, Tadley North, Kingsclere & Baughurst, Whitchurch, Overton & Laverstoke
Attachments:
- Document Report 11 May 2026
- Document Index 11 May 2026
- Document Applications 11 May 2026
- Document 20th May 2026 - Update 11 May 2026
Minutes
The following Public Participation took place:
Interest
Name
Item No./Topic
Parish Councillor
Ms Dooley
Item 1 - 25/02230/FUL
Support
Mr Lasseter
Item 1 - 25/02230/FUL
Support
Mr Taylor
Item 1 - 25/02230/FUL
Councillor
Phillimore
Item 1 - 25/02230/FUL
Support
Mr Monger
Item 2 - 25/02559/HSE
Objector
Mr Hirson
Item 3 - 26/00147/PIP
Support
Mr Leedale
Item 3 - 26/00147/PIP
Objector
Mr Speke
Item 4 – 26/00434/HSE
Support
Mr Snelling
Item 4 – 26/00434/HSE
Item 1 - 25/02230/FUL: Erection of a dwellinghouse following the demolition of the existing building. Site: Land Off Pentney Close Overton Basingstoke Hampshire
The Committee considered the report set out on pages of 61 of 93 of the agenda with the further material set out on the addendum sheet and other matters discussed at the meeting.
The Committee discussed the proposed application and noted that the proposed dwelling would be near neighbouring properties. When considered alongside the difference in ground levels, this relationship was assessed as resulting in unacceptable overlooking of the neighbouring property at 7 Alexander Road, thereby causing harm to residential amenity.
Members also raised concerns regarding construction access, particularly the constraints associated with the delivery of materials and the availability of parking for existing residents during the construction phase.
In addition, some Members expressed the view that the proposal constituted an overdevelopment of the site, contrary to Policies EM1 and EM10 of the Basingstoke and Deane Local Plan.
RESOLVED that: the application be REFUSED for the following reasons:
Reasons for Refusal
1 The proposed development by virtue of its location, position, plot size and manoeuvring space would cause harm to the character and appearance of the surrounding area and would represent an overdevelopment of the site. The scale of the proposal and its poor integration with surrounding development would result in a dwelling which would fail to respect the prevailing character of the area. The development would not be sympathetic nor enhance the character or visual amenities and neighbouring amenities of the area. The proposed development is therefore contrary to Sections 12 and 15 of the National Planning Policy Framework (December 2024), Polices EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029, Policy LBE1 of the Overton Neighbourhood Plan 2016-2029 the Design and Sustainability Supplementary Planning Document (2018) and the Landscape, Biodiversity and Trees Supplementary Planning Document (2018).
2 The proposed development, by virtue of the close siting to 7 Alexander Road to the rear which, when combined with the difference in levels between the two, would result in unacceptable overlooking to the private amenity space and rear elevation of the neighbouring dwelling. This relationship would be adversely harmful upon the amenities of the occupiers of the neighbouring dwelling contrary to the National Planning Policy Framework (December 2024), Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029 and guidance contained within the Design and Sustainability Supplementary Planning Document (July 2018).
Informative(s):-
1. In accordance with paragraph 39 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-
seeking further information following receipt of the application;
seeking amendments to the proposed development following receipt of the application;
considering the imposition of conditions
In 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.
2. For the avoidance of doubt in relation to any appeal the plans considered in relation to this application are as follows;
Location Plan (amended recived 19th March 2026)
Proposed Site Plan and Site Sections (drawing number IN 1524:3C) (Dated May 2025)
Proposed dwelling floor plans/elevations (drawing number IN 1524:2C) (Dated May 2025)
Item 2 - 25/02559/HSE: Erection of two storey side extension and new dropped kerb and hardstanding. Site: 92 Beecham Berry, Basingstoke, Hampshire, RG22 4QN
The Committee considered the report set out on pages of 94 of 112 of the agenda with the further material set out on the addendum sheet and other matters discussed at the meeting.
The Committee discussed the proposed application and considered the scale of the application and, whilst acknowledging that the existing dwelling was relatively narrow, it was felt by some Members that the proposed development was excessive in size, effectively almost doubling the footprint of the existing property.
Concerns were raised that the side elevation facing the footpath would appear overbearing and would result in a significant and harmful change to the character of the street scene. However, other Members did not share this view and referenced a nearby property which had been extended to the rear, suggesting that some degree of enlargement could be accommodated within the area.
The Committee also discussed Reason 2 for refusal as set out in the officer report, relating to the proposed garage. The concern centred on the lack of compliance with the guidance contained within the Parking Standards Supplementary Planning Document (SPD), which requires a minimum setback distance of 5.5 metres behind the highway boundary. It was noted that the proposal would fail to meet this requirement and could result in vehicles overhanging the highway, thereby giving rise to an unacceptable impact on highway safety.
However, it was further highlighted that Hampshire County Council Highways Authority had raised no objection to the proposal, subject to the necessary consents being obtained.
RESOLVED that: the application be REFUSED for the following reasons:
Reasons for Refusal
1 The host dwelling is part of a terrace that has pairs of dwellings within it. The proposed extension being the same width as the host house and lacking any set back or set down from it results in an unacceptable form of development that is detrimental to the duality of the pair of dwellings within the terrace that would be visually intrusive to the street scene. The proposal would not positively contribute to the local distinctiveness of the area, sense of place or the existing streetscene. The proposal would also not have due regard for the density, scale, layout or appearance and relationship to neighbouring buildings or landscape features. As such the proposal would be contrary to the National Planning Policy Framework (2024), Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011 - 2029 and the Basingstoke and Deane Design and Sustainability Supplementary Planning Document (July 2018) and Paragraph 129 and 135 the National Planning Policy 2024.
2 The proposed development would result in the creation of a garage that would not be compliant with the guidance contained in the Parking Standards SPD which requires a minimum set back distance on 5.5 metres behind the highway boundary. The proposal would therefore cause a highway safety concern contrary to Policy CN9 and EM10 of the Local Plan 2011-2029.
Informative(s):-
1. 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.
2. For the avoidance of doubt in relation to any appeal the plans considered in relation to this application are as follows: -
2527-PL01 - Proposed Block Plan and Site Location Plan
2527-PL05 - Proposed Elevations
2527-PL04 - Proposed Plans
Item 3 - 26/00147/PIP: Application for Permission in Principle for residential development comprising a minimum of 4 and a maximum of 4 dwellings. Site: Land Adjoining Broadacres Newbury Road Headley Thatcham
The Committee considered the report set out on pages of 113 of 143 of the agenda and other matters discussed at the meeting.
The Committee discussed the proposed application and acknowledged that, in the context of an application for Permission in Principle, Members were limited to considering matters relating to the location, land use, and amount of development proposed on the site.
It was highlighted that detailed matters, including the design, scale, layout, and appearance of the development, would be fully assessed at the Technical Details Consent stage, should Permission in Principle be granted.
The Committee agreed that an additional informative should be included drawing attention to the relevant housing mix policy and associated Supplementary Planning Document (SPD) to guide the form of development at the subsequent stage.
RESOLVED that: the permission in principle be APPROVED subject to the informatives listed below:
Informative(s):-
1. This permission in principle (PIP) shall cease to have effect three years after the date of this Decision Notice. The Technical Details Consent (TDC) relating to the proposed development must be granted prior to the expiration of the PIP.
2. In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner: -
considering the imposition of conditions
In this instance:
the application was acceptable as submitted and no further assistance was required.
In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.
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/before-making-a-planning-application. For information more generally on the Climate Emergency please visit: https://www.basingstoke.gov.uk/climateemergency.
4. Basingstoke and Deane Borough Council implemented its Community Infrastructure Levy (CIL) on the 25th June 2018. The required forms have been submitted for CIL contributions to be calculated if applicable. From these forms, it would appear that the development would not be exempt from any CIL payments. CIL will apply to the development consented through the permission in principle route if a TDC has been granted. Charges will become due from the date that a chargeable development is commenced.
5. The Local Planning Authority would recommend early pre-application discussion on the Technical Details Consent (TDC).
6. The Technical Details Consent (TDC) Key Development considerations that are required are as follows:
A Design and Access Statement which addresses how any proposed development would:
i) Respect the established pattern and character of surrounding development; and
ii) Ensure that an acceptable level of residential amenity would be available to the occupants of the dwelling in terms of amenity space, privacy, outlook and levels of natural light, in accordance with Policies EM1 and EM10 of the Basingstoke and Dean Local Plan (2011-2029), Design and Sustainability Supplementary Planning Document 2018 and guidance within the National Planning Policy Framework (December 2024).
A Tree Survey, an Arboricultural Impact Assessment, and an Arboricultural Method Statement, in accordance with BS5837: 2012 "Trees in Relation to Design, Demolition and Construction", in accordance with Policy EM1 of the Basingstoke and Deane Local Plan (2011-2029), and guidance within the National Planning Policy Framework (December 2024).
A Preliminary Ecological Assessment in accordance with Policy EM4 of the Basingstoke and Deane Local Plan (2011-2029), Landscape and Biodiversity Supplementary Planning Document 2018 and guidance within the National Planning Policy Framework (December 2024)
A Great Crested Newt Assessment and Mitigation scheme with Policy EM4 of the Basingstoke and Deane Local Plan (2011-2029), Landscape and Biodiversity Supplementary Planning Document 2018 and guidance within the National Planning Policy Framework (December 2024)
A surface water drainage scheme in accordance with Policy EM7 of the Basingstoke and Deane Local Plan (2011-2029), and guidance within the National Planning Policy Framework (December 2024).
A Flood Risk Assessment in accordance with Policy EM6 of the Basingstoke and Deane Local Plan (2011-2029), and guidance within the National Planning Policy Framework (December 2024).
A land contamination/remediation scheme in accordance with Policy EM12 of the Basingstoke and Deane Local Plan (2011-2029) and guidance within the National Planning Policy Framework (December 2024).
A radon risk assessment in accordance with Policy EM12 of the Basingstoke and Deane Local Plan (2011-2029) and guidance within the National Planning Policy Framework (December 2024).
A noise assessment/mitigation scheme in accordance with Policy EM12 of the Basingstoke and Deane Local Plan (2011-2029) and guidance within the National Planning Policy Framework (December 2024).
New homes are required to meet a water efficiency standard of 110 litres per person per day, in accordance with Policy EM9 of the Basingstoke and Deane Local Plan (2011-2029), and guidance within the National Planning Policy Framework (December 2024).
A site plan which displays the proposed access points and demonstrates suitable levels of intervisibility can be provided from the site access, both for vehicles and pedestrians. The proposed site plan should also display any pedestrian routes within the site and display the proposed parking layout, in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan (2011-2029), and guidance within the National Planning Policy Framework (December 2024).
Assessment of the site's accessibility by sustainable modes of transport and proximity to facilities in accordance with Policy CN9 of the Basingstoke and Deane Local Plan and guidance within the National Planning Policy Framework (December 2024).
Details of cycle and vehicular parking provision on site in accordance with the standards set out in the Parking SPD in accordance with Policy CN9 of the Basingstoke and Deane Local Plan and guidance within the National Planning Policy Framework (December 2024).
Details of the refuse collection for the site in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan.
Details of Biodiversity Net Gain provision in accordance with Policy EM4 of the Basingstoke and Deane Local Plan (2011-2029), Landscape and Biodiversity Supplementary Planning Document 2018 and guidance within the National Planning Policy Framework (December 2024).
Details of how the proposal has taken account of best practice in energy efficiency and generation in accordance with Local Plan Policy EM10 b) and f) and the aims of the National Planning Policy Framework (December 2024).
Details of how the housing mix provision is in accordance with the requirements of Policy CN3 of the Basingstoke and Deane Local Plan, the Housing Supplementary Planning Document (2018) the aims of the National Planning Policy Framework (December 2024).
Item 4 - 26/00434/HSE: Conversion of loft with rear dormer to include Juliet balcony. Site: 11 Stevens Green St Mary Bourne Hampshire SP11 6DF
The Committee considered the report set out on pages of 144 of 161 of the agenda and other matters discussed at the meeting.
The Committee discussed the proposed application and noted that the property had already been subject to a substantial extension, with the current proposal relating to a loft conversion.
Some Members considered that the visual impact on the street scene would be somewhat limited, given that the existing extension was located to the rear of the property. However, concern was raised regarding the three front-facing rooflights (Velux windows), which were thought to be visually intrusive and would materially alter the appearance of the street scene.
Members agreed that the proposal would not result in a harmful impact on parking provision or highway safety.
Concerns were expressed that the scale of the proposed dormer, in relation to the host dwelling, could represent overdevelopment of the site, contrary to Policies EM3 and EM10 of the Basingstoke and Deane Local Plan.
Furthermore, it was considered that the introduction of a third storey would appear overbearing in its design and would not be sympathetic to the character and appearance of neighbouring properties.
RESOLVED that: the application be REFUSE for the following reasons:
Reasons for Refusal
1 The proposed development as a result of the scale and design is considered to result in a three-storey structure that is overbearing to the neighbouring property and results in an over development of the host property. In addition, the development as a result of the front roof lights is considered to be obtrusive to the frontage of the property and out of keeping with the character of the area. As such the property is not considered to comply to Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
Informative(s):-
1. For the avoidance of doubt in relation to any appeal the plans considered in relation to this application are as follows: -
Location and Existing Plans, Drawing no: 01
Block and Proposed Plans, Drawing no: 02 (received 30th March 2026 - removed the side window)
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 amendments to the proposed development following receipt of the application; *
In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.
Interest
Name
Item No./Topic
Parish Councillor
Ms Dooley
Item 1 - 25/02230/FUL
Support
Mr Lasseter
Item 1 - 25/02230/FUL
Support
Mr Taylor
Item 1 - 25/02230/FUL
Councillor
Phillimore
Item 1 - 25/02230/FUL
Support
Mr Monger
Item 2 - 25/02559/HSE
Objector
Mr Hirson
Item 3 - 26/00147/PIP
Support
Mr Leedale
Item 3 - 26/00147/PIP
Objector
Mr Speke
Item 4 – 26/00434/HSE
Support
Mr Snelling
Item 4 – 26/00434/HSE
Item 1 - 25/02230/FUL: Erection of a dwellinghouse following the demolition of the existing building. Site: Land Off Pentney Close Overton Basingstoke Hampshire
The Committee considered the report set out on pages of 61 of 93 of the agenda with the further material set out on the addendum sheet and other matters discussed at the meeting.
The Committee discussed the proposed application and noted that the proposed dwelling would be near neighbouring properties. When considered alongside the difference in ground levels, this relationship was assessed as resulting in unacceptable overlooking of the neighbouring property at 7 Alexander Road, thereby causing harm to residential amenity.
Members also raised concerns regarding construction access, particularly the constraints associated with the delivery of materials and the availability of parking for existing residents during the construction phase.
In addition, some Members expressed the view that the proposal constituted an overdevelopment of the site, contrary to Policies EM1 and EM10 of the Basingstoke and Deane Local Plan.
RESOLVED that: the application be REFUSED for the following reasons:
Reasons for Refusal
1 The proposed development by virtue of its location, position, plot size and manoeuvring space would cause harm to the character and appearance of the surrounding area and would represent an overdevelopment of the site. The scale of the proposal and its poor integration with surrounding development would result in a dwelling which would fail to respect the prevailing character of the area. The development would not be sympathetic nor enhance the character or visual amenities and neighbouring amenities of the area. The proposed development is therefore contrary to Sections 12 and 15 of the National Planning Policy Framework (December 2024), Polices EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029, Policy LBE1 of the Overton Neighbourhood Plan 2016-2029 the Design and Sustainability Supplementary Planning Document (2018) and the Landscape, Biodiversity and Trees Supplementary Planning Document (2018).
2 The proposed development, by virtue of the close siting to 7 Alexander Road to the rear which, when combined with the difference in levels between the two, would result in unacceptable overlooking to the private amenity space and rear elevation of the neighbouring dwelling. This relationship would be adversely harmful upon the amenities of the occupiers of the neighbouring dwelling contrary to the National Planning Policy Framework (December 2024), Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029 and guidance contained within the Design and Sustainability Supplementary Planning Document (July 2018).
Informative(s):-
1. In accordance with paragraph 39 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner:-
seeking further information following receipt of the application;
seeking amendments to the proposed development following receipt of the application;
considering the imposition of conditions
In 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.
2. For the avoidance of doubt in relation to any appeal the plans considered in relation to this application are as follows;
Location Plan (amended recived 19th March 2026)
Proposed Site Plan and Site Sections (drawing number IN 1524:3C) (Dated May 2025)
Proposed dwelling floor plans/elevations (drawing number IN 1524:2C) (Dated May 2025)
Item 2 - 25/02559/HSE: Erection of two storey side extension and new dropped kerb and hardstanding. Site: 92 Beecham Berry, Basingstoke, Hampshire, RG22 4QN
The Committee considered the report set out on pages of 94 of 112 of the agenda with the further material set out on the addendum sheet and other matters discussed at the meeting.
The Committee discussed the proposed application and considered the scale of the application and, whilst acknowledging that the existing dwelling was relatively narrow, it was felt by some Members that the proposed development was excessive in size, effectively almost doubling the footprint of the existing property.
Concerns were raised that the side elevation facing the footpath would appear overbearing and would result in a significant and harmful change to the character of the street scene. However, other Members did not share this view and referenced a nearby property which had been extended to the rear, suggesting that some degree of enlargement could be accommodated within the area.
The Committee also discussed Reason 2 for refusal as set out in the officer report, relating to the proposed garage. The concern centred on the lack of compliance with the guidance contained within the Parking Standards Supplementary Planning Document (SPD), which requires a minimum setback distance of 5.5 metres behind the highway boundary. It was noted that the proposal would fail to meet this requirement and could result in vehicles overhanging the highway, thereby giving rise to an unacceptable impact on highway safety.
However, it was further highlighted that Hampshire County Council Highways Authority had raised no objection to the proposal, subject to the necessary consents being obtained.
RESOLVED that: the application be REFUSED for the following reasons:
Reasons for Refusal
1 The host dwelling is part of a terrace that has pairs of dwellings within it. The proposed extension being the same width as the host house and lacking any set back or set down from it results in an unacceptable form of development that is detrimental to the duality of the pair of dwellings within the terrace that would be visually intrusive to the street scene. The proposal would not positively contribute to the local distinctiveness of the area, sense of place or the existing streetscene. The proposal would also not have due regard for the density, scale, layout or appearance and relationship to neighbouring buildings or landscape features. As such the proposal would be contrary to the National Planning Policy Framework (2024), Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011 - 2029 and the Basingstoke and Deane Design and Sustainability Supplementary Planning Document (July 2018) and Paragraph 129 and 135 the National Planning Policy 2024.
2 The proposed development would result in the creation of a garage that would not be compliant with the guidance contained in the Parking Standards SPD which requires a minimum set back distance on 5.5 metres behind the highway boundary. The proposal would therefore cause a highway safety concern contrary to Policy CN9 and EM10 of the Local Plan 2011-2029.
Informative(s):-
1. 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.
2. For the avoidance of doubt in relation to any appeal the plans considered in relation to this application are as follows: -
2527-PL01 - Proposed Block Plan and Site Location Plan
2527-PL05 - Proposed Elevations
2527-PL04 - Proposed Plans
Item 3 - 26/00147/PIP: Application for Permission in Principle for residential development comprising a minimum of 4 and a maximum of 4 dwellings. Site: Land Adjoining Broadacres Newbury Road Headley Thatcham
The Committee considered the report set out on pages of 113 of 143 of the agenda and other matters discussed at the meeting.
The Committee discussed the proposed application and acknowledged that, in the context of an application for Permission in Principle, Members were limited to considering matters relating to the location, land use, and amount of development proposed on the site.
It was highlighted that detailed matters, including the design, scale, layout, and appearance of the development, would be fully assessed at the Technical Details Consent stage, should Permission in Principle be granted.
The Committee agreed that an additional informative should be included drawing attention to the relevant housing mix policy and associated Supplementary Planning Document (SPD) to guide the form of development at the subsequent stage.
RESOLVED that: the permission in principle be APPROVED subject to the informatives listed below:
Informative(s):-
1. This permission in principle (PIP) shall cease to have effect three years after the date of this Decision Notice. The Technical Details Consent (TDC) relating to the proposed development must be granted prior to the expiration of the PIP.
2. In accordance with paragraph 38 of the National Planning Policy Framework (NPPF) in dealing with this application, the Council has worked with the applicant in the following positive and creative manner: -
considering the imposition of conditions
In this instance:
the application was acceptable as submitted and no further assistance was required.
In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.
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/before-making-a-planning-application. For information more generally on the Climate Emergency please visit: https://www.basingstoke.gov.uk/climateemergency.
4. Basingstoke and Deane Borough Council implemented its Community Infrastructure Levy (CIL) on the 25th June 2018. The required forms have been submitted for CIL contributions to be calculated if applicable. From these forms, it would appear that the development would not be exempt from any CIL payments. CIL will apply to the development consented through the permission in principle route if a TDC has been granted. Charges will become due from the date that a chargeable development is commenced.
5. The Local Planning Authority would recommend early pre-application discussion on the Technical Details Consent (TDC).
6. The Technical Details Consent (TDC) Key Development considerations that are required are as follows:
A Design and Access Statement which addresses how any proposed development would:
i) Respect the established pattern and character of surrounding development; and
ii) Ensure that an acceptable level of residential amenity would be available to the occupants of the dwelling in terms of amenity space, privacy, outlook and levels of natural light, in accordance with Policies EM1 and EM10 of the Basingstoke and Dean Local Plan (2011-2029), Design and Sustainability Supplementary Planning Document 2018 and guidance within the National Planning Policy Framework (December 2024).
A Tree Survey, an Arboricultural Impact Assessment, and an Arboricultural Method Statement, in accordance with BS5837: 2012 "Trees in Relation to Design, Demolition and Construction", in accordance with Policy EM1 of the Basingstoke and Deane Local Plan (2011-2029), and guidance within the National Planning Policy Framework (December 2024).
A Preliminary Ecological Assessment in accordance with Policy EM4 of the Basingstoke and Deane Local Plan (2011-2029), Landscape and Biodiversity Supplementary Planning Document 2018 and guidance within the National Planning Policy Framework (December 2024)
A Great Crested Newt Assessment and Mitigation scheme with Policy EM4 of the Basingstoke and Deane Local Plan (2011-2029), Landscape and Biodiversity Supplementary Planning Document 2018 and guidance within the National Planning Policy Framework (December 2024)
A surface water drainage scheme in accordance with Policy EM7 of the Basingstoke and Deane Local Plan (2011-2029), and guidance within the National Planning Policy Framework (December 2024).
A Flood Risk Assessment in accordance with Policy EM6 of the Basingstoke and Deane Local Plan (2011-2029), and guidance within the National Planning Policy Framework (December 2024).
A land contamination/remediation scheme in accordance with Policy EM12 of the Basingstoke and Deane Local Plan (2011-2029) and guidance within the National Planning Policy Framework (December 2024).
A radon risk assessment in accordance with Policy EM12 of the Basingstoke and Deane Local Plan (2011-2029) and guidance within the National Planning Policy Framework (December 2024).
A noise assessment/mitigation scheme in accordance with Policy EM12 of the Basingstoke and Deane Local Plan (2011-2029) and guidance within the National Planning Policy Framework (December 2024).
New homes are required to meet a water efficiency standard of 110 litres per person per day, in accordance with Policy EM9 of the Basingstoke and Deane Local Plan (2011-2029), and guidance within the National Planning Policy Framework (December 2024).
A site plan which displays the proposed access points and demonstrates suitable levels of intervisibility can be provided from the site access, both for vehicles and pedestrians. The proposed site plan should also display any pedestrian routes within the site and display the proposed parking layout, in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan (2011-2029), and guidance within the National Planning Policy Framework (December 2024).
Assessment of the site's accessibility by sustainable modes of transport and proximity to facilities in accordance with Policy CN9 of the Basingstoke and Deane Local Plan and guidance within the National Planning Policy Framework (December 2024).
Details of cycle and vehicular parking provision on site in accordance with the standards set out in the Parking SPD in accordance with Policy CN9 of the Basingstoke and Deane Local Plan and guidance within the National Planning Policy Framework (December 2024).
Details of the refuse collection for the site in accordance with Policies EM10 and CN9 of the Basingstoke and Deane Local Plan.
Details of Biodiversity Net Gain provision in accordance with Policy EM4 of the Basingstoke and Deane Local Plan (2011-2029), Landscape and Biodiversity Supplementary Planning Document 2018 and guidance within the National Planning Policy Framework (December 2024).
Details of how the proposal has taken account of best practice in energy efficiency and generation in accordance with Local Plan Policy EM10 b) and f) and the aims of the National Planning Policy Framework (December 2024).
Details of how the housing mix provision is in accordance with the requirements of Policy CN3 of the Basingstoke and Deane Local Plan, the Housing Supplementary Planning Document (2018) the aims of the National Planning Policy Framework (December 2024).
Item 4 - 26/00434/HSE: Conversion of loft with rear dormer to include Juliet balcony. Site: 11 Stevens Green St Mary Bourne Hampshire SP11 6DF
The Committee considered the report set out on pages of 144 of 161 of the agenda and other matters discussed at the meeting.
The Committee discussed the proposed application and noted that the property had already been subject to a substantial extension, with the current proposal relating to a loft conversion.
Some Members considered that the visual impact on the street scene would be somewhat limited, given that the existing extension was located to the rear of the property. However, concern was raised regarding the three front-facing rooflights (Velux windows), which were thought to be visually intrusive and would materially alter the appearance of the street scene.
Members agreed that the proposal would not result in a harmful impact on parking provision or highway safety.
Concerns were expressed that the scale of the proposed dormer, in relation to the host dwelling, could represent overdevelopment of the site, contrary to Policies EM3 and EM10 of the Basingstoke and Deane Local Plan.
Furthermore, it was considered that the introduction of a third storey would appear overbearing in its design and would not be sympathetic to the character and appearance of neighbouring properties.
RESOLVED that: the application be REFUSE for the following reasons:
Reasons for Refusal
1 The proposed development as a result of the scale and design is considered to result in a three-storey structure that is overbearing to the neighbouring property and results in an over development of the host property. In addition, the development as a result of the front roof lights is considered to be obtrusive to the frontage of the property and out of keeping with the character of the area. As such the property is not considered to comply to Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
Informative(s):-
1. For the avoidance of doubt in relation to any appeal the plans considered in relation to this application are as follows: -
Location and Existing Plans, Drawing no: 01
Block and Proposed Plans, Drawing no: 02 (received 30th March 2026 - removed the side window)
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 amendments to the proposed development following receipt of the application; *
In such ways the Council has demonstrated a positive and proactive manner in seeking solutions to problems arising in relation to the planning application.
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