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 July 2026
6:30 PM
Wednesday, 8th July 2026
6:30 PM
End:
Wednesday, 8th July 2026
9:30 PM
Wednesday, 8th July 2026
9:30 PM
Meeting Status
Status:
Confirmed
Confirmed
Date:
08 Jul 2026
08 Jul 2026
Location:
Council Chamber - Deanes
Council Chamber - Deanes
Webcast:
Available
Available
Meeting Attendees
Chair
Chair of Development Control Committee
Committee Member
Vice-Chair
Chair of the Resident Services & Vice-Chair of Development Control Committee
Reserve
Leader of the Conservative Group
Officer
Assistant Planning Manager
Katherine Fitzherbert-Green
Expected
Committee Member
Vice Chair of the Resources Committee
Committee Member
Reserve
Chair of the Human Resources Committee
Committee Member
Leader of the Reform UK Group
Reserve
Chair of the Audit and Accounts Committee
Agenda
1
Apologies for absence and substitutions
Minutes
Councillor Hussey sent his apologies.
Councillor Freeman sent her apologies.
Councillor Freeman sent her apologies.
2
Declarations of interest
Minutes
There were no declarations of interest.
3
Urgent matters
To consider any items of business, other than those shown on this agenda and which, by reason of special circumstances to be stated at the meeting, in the opinion of the Chairman, should be considered at the meeting as a matter of urgency
Minutes
There were no urgent matters.
4
Minutes of the meeting held on the 10th June 2026
The Chair will move that the minutes of the meeting held on the 10th June 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 10th June 2026 29 Jun 2026
Minutes
The Chair confirmed that the minutes of the meeting held on the 10th June 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: Basing And Upton Grey, Evingar, Oakley & The Candovers
Contact Officer: Planning and Development Manager
Wards Affected: Basing And Upton Grey, Evingar, Oakley & The Candovers
Attachments:
- Document Report 29 Jun 2026
- Document Index 29 Jun 2026
- Document Applications 29 Jun 2026
- Document DCC Update Paper Front Sheet - 08 July 2026 29 Jun 2026
- Document Update sheet 8th July committee 29 Jun 2026
Minutes
The following Public Participation took place:
Interest
Name
Item no./Topic
Support
Mr Pavey
Item 1 - 24/02789/FUL
Support
Mr Andrews
Item 1 – 24/02789/FUL
Support
Ms Birum
Item 2 - 25/01119/FUL
Support
Rev Dr Kautzer
Item 2 - 25/01119/FUL
Councillor
Rowley
Item 2 - 25/01119/FUL
Objector
Mr Curr
Item 4 - 26/00387/HSE
Support
Mr Fitz-Gerald
Item 4 - 26/00387/HSE
Support
Mrs Fitz-Gerald
Item 4 - 26/00387/HSE
Application 1 - 24/02789/FUL: Erection of steel framed building to be used as an on-floor grain dryer and store and associated works. Site: Land At Manor Farm Old Burghclere Newbury Hampshire
The Committee considered the report set out on pages 33 to 81 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 noted that, having visited the site, the height of the proposed building was largely dictated by its operational requirements, including the need to aerate crops and accommodate vehicle access. It was observed that there were existing trees close to the site of a similar height to the building and that additional planting would be provided to help screen the development. Members considered the visual impact of the proposal would be minimal.
The economic benefits of the scheme were also highlighted, particularly the applicant's need to transport grain for drying, which currently resulted in lengthy lorry journeys.
Reference was made to the comments of the statutory consultees, with Members noting that no objections had been raised. Support was expressed for the biodiversity enhancements proposed as part of the development, which were welcomed.
It was considered that the benefits of the proposal outweighed any adverse impacts.
RESOLVED that: the application be APPROVED subject to:
· the completion of a Section 106 legal agreement under the Town and Country Planning Act 1990 (as amended) to secure the significant onsite enhancements for Biodiversity Net Gain within the site
· Landscape Mitigation Strategy Implementation and Maintenance
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.
subject to the following conditions and informatives:-
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
Location Plan - Drawing No. BK-2466-102-R5
Block Plan - Drawing No. BK-2466-103
Site Plan - Drawing No. BK-2466-101-R5
Proposed Floor Plans and Sections - Drawing No. BK-2466-201-R1
Proposed Elevations - Drawing No. BK-2466-301-R2
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 include precise details i.e. product specification and manufacturer) to be used for the external walls and roofs of the proposed buildings 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 Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy B5 of the Burghclere Neighbourhood Plan 2011-2029.
4 Protective measures, including fencing, ground protection, supervision, working procedures and special engineering solutions shall be carried out in accordance with the Arboricultural Impact Assessment and Tree Protection Plan submitted by WH Landscape ref: 24.1832 Revision A dated January 2025. Tree protection fencing and ground protection shall be erected prior to any site activity starting and maintained throughout the development. The development shall be carried out in complete accordance with the approved Tree Protection Plan.
REASON: To ensure that reasonable measures are taken to safeguard trees in the interests of local amenity and the enhancement of the development itself in accordance with the National Planning Policy Framework (2024) and Policy EM1 of the Basingstoke and Deane Local Plan 2011- 2029 and Policy B10 of the Burghclere Neighbourhood Plan 2011-2029.
5 The development hereby approved shall be carried out in accordance with the Preliminary Roost Assessment and Ground Level Assessment by Kingfisher Ecology Ltd dated 7/2024.
REASON: In order to mitigate impacts on key species including bats, nesting birds and badgers protected under the Conservation of Habitats and Species Regulations 2017 (Amended), The Wildlife and Countryside Act 1981 (Amended) and The Badgers Act 1992. In addition to meet with Policy EM4 of the Basingstoke and Deane Local Plan 2011 – 2029 and Policy B10 of the Burghclere Neighbourhood Plan 2011-2029 with regard to avoiding adverse impacts on local designated sites and key habitats and species.
6 The development hereby approved shall be carried out in accordance with the External lighting Scheme by BK Grain dated 17/7/2024 and thereafter maintained for the lifetime of the permission.
REASON: In order to mitigate external lighting impacts on bats protected under The Conservation of Habitats and Species Regulations 2017 (Amended) in accordance with Policies EM1 and EM4 of the Basingstoke and Deane Local Plan 2011-2029 and Policy B10 of the Burghclere Neighbourhood Plan 2011-2029.
7 No development shall commence on site (including site preparation and ground works) 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 plans and sections of the basin detailing bed levels, permanently wet areas, bank levels and gradients. The development shall be carried out in accordance with the approved details prior to the first use of the building.
REASON: Details are required prior to commencement in order to prevent pollution of groundwater in accordance with Policies EM7 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
8 The development shall not be brought into use until all areas indicated to be used for vehicles and pedestrians on the approved site plan (drawing no. BK-2466-101-R5) 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 in the interests of highway safety and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029
9 No development shall commence on site until the signage as detailed within the CTMEP Plan (drawing no. BK-2466-CTMP) have been installed. The signage shall remain in place for the duration of the construction.
REASON: In the interests of highway safety in accordance with Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029.
10 The development shall not be brought into use until turning facilities have been provided in accordance with the details shown on the approved site plan (drawing no. BK-4466-101-R5. The turning facilities shall be available for use by vehicles and kept free from obstruction throughout the lifetime of the development.
REASON: In the interests of traffic safety and to achieve a satisfactory layout in accordance with Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029.
11 The development shall not be brought into use until a scheme of signage for the adjacent Public Right of Way has been submitted to and approved in writing by the Local Planning Authority. The scheme so approved shall be implemented before the development hereby approved is first brought into use.
REASON: In the interests of highway safety and to achieve a satisfactory layout in accordance with Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029
12 No development shall commence on site (including site preparation and groundworks) until a remediation strategy to deal with the risks associated with contamination of the site in respect of the development hereby permitted, has been submitted to, and approved in writing by, the Local Planning Authority. This strategy will include the following components:
· Up to date Preliminary Risk Assessment (PRA) and conceptual model following the results of an exploratory investigation
· A detailed site investigation scheme, based on the results from (1) to provide information for a detailed risk assessment to all receptors that may be affected, including those off-site.
· A tiered risk assessment using the results of the site investigation referred to in (2).
· An options appraisal including sustainability and treatability studies of the remediation measures required and how they are to be undertaken.
· A remediation strategy and verification plan providing details of the data that will be collected in order to demonstrate that the works set out in the remediation strategy are complete and identifying any requirements for longer-term monitoring of pollutant linkages, mitigation, maintenance and arrangements for contingency action.
Any changes to these components require the written consent of the Local Planning Authority The scheme shall be implemented as approved in accordance with the approved details prior to first operation of the grain dryer.
REASON: Details are required prior to commencement to ensure that the development does not contribute to and is not put at unacceptable risk from or adversely affected by unacceptable levels of water pollution. Furthermore, to ensure the development will contribute to and enhance the natural and local environment by remediating and mitigating despoiled, degraded, derelict, contaminated and unstable land in accordance with Policies EM4 and EM12 of the Basingstoke and Deane Local Plan 2011-2029 and the National Planning Policy Framework (2024).
13 Prior to the development being brought into first use a verification report demonstrating the completion of works set out in the approved remediation strategy and the effectiveness of the remediation shall be submitted to, and approved in writing, by the Local Planning Authority. The report shall include results of sampling and monitoring carried out in accordance with the approved verification plan to demonstrate that the site remediation criteria have been met.
REASON: Details are required prior first operation to ensure that the site does not pose any further risk to the land and water environment by demonstrating that the requirements of the approved verification plan have been met and that remediation of the site is complete, in line with Policies EM4 and EM12 of the Basingstoke and Deane Local Plan 2011-2029 and the National Planning Policy Framework (2024).
14 The development hereby permitted shall not commence on site (including site preparation and groundworks) until such time as a scheme for managing any borehole installed for the investigation of soils, groundwater or geotechnical purposes has been submitted to and approved in writing by the Local Planning Authority. The scheme shall provide details of how redundant boreholes are to be decommissioned and how any boreholes that need to be retained, post-development, for monitoring purposes will be secured, protected and inspected. The scheme will need to include the following:
· Decommissioning Plan to include intended programme/schedule of works and detailed method statement
· Borehole Retention Plan to include location, security and protection measures
· Verification report for the decommissioned boreholes to include records of:
· the reason for abandonment;
· groundwater level prior to decommissioning;
· any removal of casing or attempts to remove the casing;
· the depth, position and nature of backfill materials;
· problems encountered during decommissioning.
The scheme shall be fully implemented and subsequently maintained, in accordance with the scheme.
REASON: Details are required prior to commencement to ensure that redundant boreholes are safe and secure, and do not pose an unacceptable risk of groundwater pollution or loss of water supplies in line with Policy EM6 of the Basingstoke and Deane Local Plan 2011-2029 and the National Planning Policy Framework (2024).
15 No drainage systems for the infiltration of surface water to the ground are permitted other than with the written consent of the Local Planning Authority. Any proposals for such systems must be supported by an assessment of the risks to controlled waters. The development shall be carried out in accordance with the approved details.
REASON: Details are required to ensure that the development does not contribute to and is not put at unacceptable risk from or adversely affected by unacceptable levels of water pollution caused by mobilised contaminants in accordance with Policy EM6 of the Basingstoke and Deane Local Plan 2011-2029 and the National Planning Policy Framework (2024).
16 The development hereby permitted shall be undertaken in accordance with the submitted Construction Traffic and Environmental Management Plan produced by BK Grain, dated 27th January 2025.The approved plan shall be adhered to during the construction period of the development.
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.
17 The rating level of the noise emitted from all plant and equipment hereby approved shall not exceed the levels detailed in Table 6.1 of the Noise Impact Assessment Ref: M5619 v2 measured at any premises used for residential purposes surrounding the site when assessed in accordance with
BS 4142:2014+A1(2019).
REASON: To protect the amenities of the occupiers of nearby properties and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
18 Within 1 month of the plant becoming operational a Post Completion Noise Survey shall be undertaken by a suitably qualified acoustic consultant, and a report submitted to and approved in writing by the Local Planning Authority. The post completion testing shall assess performance of the noise mitigation measures against the noise criteria specified in Condition 17 above. A method statement shall be submitted to and approved by the Local Planning Authority prior to the survey being undertaken. If the noise criteria specified in Condition 17 are exceeded, additional noise mitigation measures, (where necessary to ensure the appropriate noise levels can be met), shall be submitted to and approved in writing by the Local Planning Authority and implemented in full.
REASON: Details are required in the interests of residential amenity and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
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;
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. 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. The planning permission does not authorise the undertaking of any works within the highway (carriageway, footway or verge). A license/permit should be obtained from Hampshire County Council at Hampshire County Highways, Jacobs Gutter Lane, Totton, Southampton, Hampshire, SO40 9TQ. Tel: 0845 603 5633. Email: roads@hants.gov.uk. Website: www.hants.gov.uk/highways.
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 developer should ensure that all contaminated materials are adequately characterised both chemically and physically, and that the environmental permitting status of any proposed on-site operations are clear. If in doubt, the Environment Agency should be contacted for advice at an early stage to avoid any delays. Developers should refer to the waste management page on GOV.UK. The Environment Agency will consider any queries in relation to the use of Definition of Waste: Development Industry Code of Practice (DoWCoP) (which is to be updated) through the environmental permitting enhanced pre-application advice service, considering site conditions, the materials that are proposed to be used, and the potential for harm to the environment and to human health. The Environment Agency can also provide advice as to whether an environmental permit is required.
8. Contaminated soil that is (or must be) disposed of, is waste. Therefore, its handling, transport, treatment and disposal are subject to waste management legislation, which includes:
Duty of Care Regulations 1991
Hazardous Waste (England and Wales) Regulations 2005
Environmental Permitting (England and Wales) Regulations 2016
The Waste (England and Wales) Regulations 2011
Developers should ensure that all contaminated materials are adequately characterised both chemically and physically in line with British Standard BS EN 14899:2005 'Characterization of Waste - Sampling of Waste Materials - Framework for the Preparation and Application of a Sampling Plan' and that the permitting status of any proposed treatment or disposal activity is clear. If in doubt, the Environment Agency should be contacted for advice at an early stage to avoid any delays.
If the total quantity of hazardous waste material produced or taken off site is 500kg or greater in any 12-month period, the developer will need to register with us as a hazardous waste producer. Refer to the hazardous waste pages on GOV.UK for more information.
9. The Environment Agency have not assessed whether consent will be required under their regulatory role and therefore this planning permission does not indicate that permission will be given by the Environment Agency as a regulatory body. The applicant should contact 03708 506 506 or consult their website to establish if consent will be required for the works they are proposing. This includes any proposal to undertake work in, over, under, or within 8 meters of the top of the bank of a designated Main River, called a Flood Risk Activity permit. Please see Check if you need an environmental permit - GOV.UK
10. If the proposals include works to an ordinary watercourse, under the Land Drainage Act 1991, as amended by the Flood and Water Management Act 2010, prior consent from the Lead Local Flood Authority is required. This consent is required as a separate permission to planning.
Information on ordinary watercourse consenting can be found at the following link
https://www.hants.gov.uk/landplanningandenvironment/environment/flooding/changewatercourse
It is strongly recommended that this information is reviewed before Land Drainage consent application is made.
For guidance on providing the correct information, we recommend you use the LLFA's Ordinary Watercourse Consents Pre-application service and help avoid delays occurring at the formal application stage. A Pre-application service for Ordinary Watercourse Consents is available, allowing consents to go through in a smoother, often more timely manner. For full information please visit: https://www.hants.gov.uk/landplanningandenvironment/environment/flooding/changewatercourse
Application 2 - 25/01119/FUL: Construction of single storey side extension together with associated external site works including the extension and regrading of footpath, Site: St Leonards Church Rectory Road Oakley Hampshire
The Committee considered the report set out on pages 82 to 130 of the agenda together with the further material set out on the addendum sheet and other matters discussed at the meeting.
The Committee discussed the application and expressed mixed views.
Members referred to the site visit, during which they viewed the church, its surroundings, the nearby public footpath and the remembrance garden.
Some Members expressed concerns regarding the scale and prominence of the proposed extension, noting its significant width and roof massing. Whilst acknowledging the church's need for additional space and improved facilities, including toilet provision, they considered that the proposal would come at too great a cost to the setting of a medieval church of considerable architectural merit. Reference was made to Historic England's comments, particularly its view that the harmful impact of the extension could be significantly reduced through a more sympathetic architectural approach. Concerns were also raised regarding the number of trees proposed to be removed.
Other Members considered there to be merit in a contrasting contemporary design rather than seeking to replicate the historic building. They viewed the extension as functional, visually acceptable and clearly distinct from the church, without causing significant harm to its appearance. It was noted that historic buildings evolve over time to remain relevant, and that churches must adapt to meet the needs of their communities.
Members also noted that views of the extension from both the north and south would be partially mitigated by the presence of the lychgate between the proposed extension and the road, thereby reducing some of the more significant visual impacts. Whilst expressing regret at the loss of trees, it was considered that this was unavoidable given their location adjacent to the church entrance.
On balance, a few Members concluded that the public benefits of the proposal outweighed the identified harm and expressed support for the officer recommendation.
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:
Existing Location Plan (drawing no. OWW 05 001 rev 00)
Proposed Ground Floor Plan (drawing no. OWW 06 111 rev 03)
Proposed South Elevation and Existing Church (drawing no. OWW 06 120 rev 05)
Proposed North Elevation (drawing no. OWW 06 121 rev 04)
Proposed West and East Elevation (drawing no. OWW 06 122 rev 03)
Proposed Section A-A (drawing no. OWW 06 130 rev 02)
Proposed Eaves and Plinth Details (drawing no. OWW 65 140 rev 02)
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 the material and finishes details shown on the approved drawings, no relevant works, 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 onsite 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, colour, finish, size and source of facing bricks and flints;
combined with the above, the material, colour, finish, profile and source of 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;
materials and finishes to be used in the detailing of barge boards, facias and porches;
the proposed rainwater goods
REASON: Details are required prior to commencement of work/development to ensure preservation of the significance and setting of a heritage asset and ensure high quality design in accordance with Policies EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029, Policies 8 and 13 of the Oakley Neighbourhood Plan 2011-2029 and the guidance contained within of the National Planning Policy Framework (2024).
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 and 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 and 1:1 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 setting of a heritage asset and ensure high quality design in accordance with Policies EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029, Policies 8 and 13 of the Oakley Neighbourhood Plan 2011-2029 and the guidance contained within the National Planning Policy Framework (2024).
5 Notwithstanding information shown on the submitted drawings, no works shall commence on site until full details of all attachment between historic fabric and new construction, 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 all attachments. Drawings shall be at a minimum scale of 1:10 and with details at 1:5. 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 setting of a heritage asset and ensure high quality design in accordance with Policies EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029, Policies 8 and 13 of the Oakley Neighbourhood Plan 2011-2029 and the guidance contained within the National Planning Policy Framework (2024).
6 The proposed development shall be undertaken in accordance with onsite habitat enhancements as set out within the supporting Biodiversity Net Gain Assessment (Pro Vision, September 2025), and in alignment with the approved Biodiversity Gain Plan and its supporting Biodiversity Metric. The development shall thereafter be maintained in such condition in perpetuity.
REASON:In order to provide net gains for biodiversity in line with the Environment Act 2021, Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029, Policy 10 of the Oakley Neighbourhood Plan 2011-2029 and the National Planning Policy Framework (December 2024).
7 Prior to commencement of the development, a Construction Environmental Management Plan (CEMP) should be provided to and agreed by the Local Planning Authority that outlines the measures to be taken to avoid and/or mitigate demolition and construction impacts on important habitats and species. The CEMP should cover aspects including (but not necessarily limited to) the following:
a. Protection of adjacent semi-natural habitats
b. Visual/noise/vibrational impacts to species
c. Mitigation measures for bats
d. procedures for maintaining good public relations including complaint management, public consultation and liaison;
e. arrangements for liaison with the Council's Environmental Protection Team;
f. all works and ancillary operations which are audible at the site boundary, or at such other place as may be agreed in writing with the Local Planning Authority, shall be carried out only between the following hours: 0730 hours and 1800 hours on Mondays to Fridays and 0800 and 1300 hours on Saturdays and at no time on Sundays and Bank Holidays;
g. deliveries to and removal of plant, equipment, machinery, materials and waste from the site shall only take place within the permitted hours detailed above;
h. mitigation measures as defined in BS 5528: Parts 1 and 2: 2009 Noise and Vibration Control on Construction and Open Sites shall be used to minimise noise disturbance from construction works;
i. procedures for emergency deviation of the agreed working hours;
j. control measures for dust and other air-borne pollutants; and
k. measures for controlling the use of site lighting whether required for safe working or for security purposes and to protect nocturnal species.
Works must proceed in accordance with such an agreed CEMP.
REASON: Details are required to meet requirements under the Wildlife and Countryside Act 1981 (as amended), the Natural Environment and Rural Communities Act 2006, Policies EM4, EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029, Policy 10 of the Oakley Neighbourhood Plan 2011-2029 and the National Planning Policy Framework (December 2024).
8 No construction pursuant to the development shall commence on site above slab level until full details of both hard and soft landscape works have been submitted and approved in writing by the Local Plan Authority. Details shall include a minimum of:
Hard landscape details shall include the design, type, position and scale of boundary treatments, boundary treatment materials (including finishes), existing and proposal levels and hardsurfacing materials for any footpaths and pedestrian areas.
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.
Tree planting and replacement planting schedule to include the details of the new tree genus and species with use of native species where appropriate as well as tree sizes and pit rooting details following advice contained within BS:8545: 2014 Trees: From nursery to independence in the landscape - Recommendations;
The specification of tree planting pits together with a method statement for their construction and details of any irrigation or drainage infrastructure, tree root barriers (if necessary) to prevent damage or disruption to any proposed hard surfacing or underground services, drains or other infrastructure (including details of the location of external lighting) sufficient to demonstrate how the development is to be serviced without conflict to tree planting, with allowance for reasonable growth. Where applicable, tree pits shall utilise shared trenches and soil cells to allow adequate rooting area to extend underneath the proposed hard surfacing.
An implementation programme.
The development shall be carried out and thereafter maintained in accordance with the details so approved. The landscape management and maintenance of the site shall be adhered to through the obligations set out within the legal agreement to ensure its long term maintenance.
REASON: Details are required prior to construction above slab level to ensure the provision, establishment and maintenance of a high standard of landscape in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policies 8 and 13 of the Oakley Neighbourhood Plan 2011-2029.
9 Protective measures, including fencing, ground protection, supervision, working procedures and special engineering solutions shall be carried out in accordance with the Tree Constraints, Tree Impacts and Tree Protection Method Statement prepared by B. J, Unwin (ref. 20th Feb 2029 rev 6th Jan 2025 – BJU/mmi). Tree protection fencing and ground protection shall be erected prior to any site activity starting and maintained throughout the development. The development shall be carried out in complete accordance with the approved Method Statement.
REASON: To ensure that the trees to be retained are in a safe and healthy condition to the benefit of the local amenities and the enhancement of the development itself, in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy 9 of the Oakley and Deane Neighbourhood Plan 2011-2029.
10 No development (including site preparation) shall take place until the applicant has secured the implementation of a programme of archaeological assessment in accordance with a Written Scheme of Investigation (WSI) for the archaeological evaluation of the site has been submitted to and approved by the Planning Authority in order to recognise, characterise and record any archaeological features and deposits that may exist here. The assessment should take the form of trial trenches located across the whole of the application area. The investigation shall be carried out in accordance with the details so approved.
REASON: Details are required prior to commencement because insufficient information has been submitted with the application in this regard, to allow for the recording of items of archaeological interest in accordance Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029.
11 No development (including site preparation) shall commence on site until a programme of archaeological mitigation in accordance with the approved written scheme of investigation as secured under Condition 12. has been submitted to and approved in writing by the Local Planning Authority. The programme of archaeological mitigation shall include where appropriate, details of a post-excavation assessment, specialist analysis and reports, the method of archaeological recording of archaeological remains to mitigate the impact of development and details of any publication and public engagement. The development shall be carried out in accordance with the approved details.
REASON: Details are required prior to commencement because insufficient information has been submitted with the application in this regard to mitigate the effect of the works associated with the development upon any heritage asset and to contribute to the knowledge and understanding of our past by ensuring that information regarding these heritage assets is preserved by record for future generations in accordance with Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029.
12 Following completion of the on-site archaeological fieldwork, a report shall be submitted to the Local Planning Authority and the Hampshire County Council Archaeologist in accordance with the approved programme of archaeological investigation as required by condition 28. This report shall include where appropriate, a post-excavation assessment, specialist analysis and reports, details of publication and public engagement.
REASON: Details are required in order to contribute to the knowledge and understanding of our past by ensuring that opportunities are taken to capture evidence from the historic environment and to make this publicly available in accordance with the Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029.
13 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.
5. Wheel washing facilities.
6. Measures to protect pedestrians during construction.
The development shall thereafter be constructed in accordance with the approved Construction Method Statement
REASON: Details are required prior to commencement in the interests of highway safety and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011- 2029.
14 The development hereby approved shall not be occupied until cycle parking provision has been constructed in accordance with the approved details. Thereafter the cycle provision shall be maintained in perpetuity.
REASON: In order to ensure there is sufficient cycle provision and promote sustainable transport in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
15 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.
16 No development shall commence above ground level until details of the appearance and noise emission of the air source heat pumps, have been submitted to and approved in writing by the Local Planning Authority. This shall demonstrate that the noise emitted from the air source heat pumps shall not exceed 37 dB to comply with British Standard 4142 and be supported with the Microgeneration Certificate Scheme (MCS20). The scheme shall be approved by the Local Planning Authority, implemented before the use of the pumps commences and shall be thereafter maintained.
REASON: Details are required in the interests of residential amenity and in accordance with Policies EM10, EM11 and EM12 of the Basingstoke and Deane Local Plan 2011-2029 and Policy 13 of the Oakley and Deane Neighbourhood Plan 2011-2029.
17 No development shall commence above slab level until an external lighting plan 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 Policy 10 of the Oakley and Deane Neighbourhood Plan 2011-2029.
18 Prior to the commencement of development, details of the retaining wall adjacent to the Public Right of Way shall be submitted to and approved in writing by the Local Planning Authority. The details shall include:
1. cross sections and construction details demonstrating the wall will not affect the stability or width of the Public Right of Way.
2. Surface water drainage information.
3. Details of future inspection and maintenance of the retaining wall without obstructing or adversely affecting the Public Right of Way.
The retaining wall shall be constructed and thereafter maintained in accordance with the approved details.
REASON: Details are required prior to commencement of development in the interests of the safety of the public footpath and highway network in accordance with Policy CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
Biodiversity Net Gain
19 The effect of paragraph 13 of Schedule 7A to the Town and Country Planning Act 1990 is that planning permission granted for the development of land in England is deemed to have been granted subject to the condition "(the biodiversity gain condition") that development may not begin unless:
(a) a Biodiversity Gain Plan has been submitted to the planning authority, and
(b) the planning authority has approved the plan.
The planning authority, for the purposes of determining whether to approve a Biodiversity Gain Plan if one is required in respect of this permission would be Basingstoke and Deane Borough Council.
There are statutory exemptions and transitional arrangements which mean that the biodiversity gain condition does not always apply. These are listed below.
Based on the information available this permission is considered to be one which will require the approval of a biodiversity gain plan before development is begun because none of the statutory exemptions or transitional arrangements listed below are considered to apply.
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 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.
5 In the UK, all bat species and their roosts are protected by law. Demolition and/or construction works should be carried out sensitively including soft stripping by hand of tiles and weatherboarding. Should signs of bats be located during works, then works should cease immediately and advice sought from a suitably qualified bat licensed ecologist to prevent any breach of legislation in relation to protection of bats and their roosts.
6 In the event discoloured and/or odorous soils are encountered during foundations and other excavation works; or should any hazardous materials (including asbestos) or significant quantities of made ground be found, then all development works shall be stopped and the Local Planning Authority contacted immediately. A scheme of works to investigate the risks and / or the adoption of any required remedial measures be submitted to, agreed and approved in writing by the Local Planning Authority prior to the recommencement of development works.
7 No vehicles, equipment, materials, spoil, scaffolding, or anything else associated with the works or operation of the development, shall be left on or near to a Public Right of Way (PROW), where they could cause an obstruction, hindrance, or hazard to PROW users. The public retain the right to safe access to the PROW network at all times.
8 The grant of planning permission does not provide the applicant access rights to the site via the PROW network, for which the consent of the Highway Authority is required.
Application 3 - 25/02579/ROC: Relief of condition numbers 1, 3, 5, 7, 14 and 16 of application BDB/74968 (Erection of 1no dwelling following demolition of piggery buildings and barn) for Condition 1-Approved Plans, 3-Details of Materials, 5-Landscaping, 7- Brickworks Docks, 14 -Visibility and 16 -Front Enclosure. Site: Bridgeway Mansion Heather Lane Up Nately Hampshire
RESOLVED that: the application was withdrawn from the agenda prior to the meeting.
Application 4 - 26/00387/HSE: Raising of the roof to form first floor, to include dormer windows and 3 no. rooflights. Erection of single storey rear extension following demolition of existing conservatory, the erection of a front porch, conversion of existing garage and changes to fenestrations. Site: Southrope 18 Longparish Road Hurstbourne Priors Hampshire
The Committee considered the report set out on pages 177 to 200 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 the impact of the proposal on neighbouring residential amenity. It was noted that the proposed dormer windows and rooflights to the front and rear elevations would not result in a harmful increase in overlooking or loss of privacy to neighbouring properties. Members also noted that no new first-floor openings were proposed in the north (side) elevation facing Bramley Cottage and, therefore, no detrimental impacts in terms of loss of privacy would arise.
In considering the scale and massing of the development, Members acknowledged that the roof of the dwelling would increase in height by approximately 2.6 metres. However, they noted that the roof would incorporate a half-hipped design on the northern elevation closest to Bramley Cottage and that the host dwelling was set back from the shared boundary.
Members further noted that the garage would remain at its existing height. Taking these factors into account, it was considered that the proposal would not result in an unacceptable level of visual intrusion, overshadowing or loss of amenity to neighbouring occupiers.
RESOLVED that: the application be APPROVED subject to the conditions and informatives listed below.
Conditions
1 The development hereby permitted shall be begun before the expiration of 3 years from the date of this planning permission.
REASON: To comply with Section 91 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.
2 The development hereby permitted shall be carried out in accordance with the following approved plans:
Location Plan, Drawing No: 250615-01
Site Plan, Drawing No: 250615-02, Rev A
Design Scheme (Plans and Elevations), Drawing No: 250615-103. Rev A
Proposed Street Scene, Drawing No: 250615-104. Rev A
REASON: For the avoidance of doubt and in the interests of proper planning.
3 The materials to be used in the construction of the external surfaces of the development hereby permitted shall match, in type, colour and texture to those on the approved plans and material schedule.
REASON: In the interests of visual amenity and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
4 The proposed development shall be undertaken in accordance with the recommendations and procedures contained within Section 3 and Figure 3 of the supporting Preliminary Roost Assessment (Vesper Conservation and Ecology, 13th February 2026). Roosting and nesting enhancements for bats and house martins should also be secured and implemented as per recommendations within the report. The enhancements shall thereafter be maintained for the lifetime of the permission.
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.
5 Prior to installation of any external lighting, an external lighting plan in line with recommendations contained within Section 3 of the Preliminary Roost Assessment (Vesper Conservation and Ecology, 13th February 2026) and Bat Conservation Trust Guidance Note 08/23 shall be provided to and approved by the Local Planning Authority. Following approval, the development will be undertaken in accordance with said plan and maintained as such for the lifetime of the permission.
REASON: Details are required prior to installation to prevent impacts on roosting and foraging bats protected under the Conservation of Habitats and Species Regulations 2017 in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 regarding prevention of adverse impacts on key species.
6 All storage and mixing of construction materials and spoil must take place on existing hardstanding. A non-porous sheet should be used on this ground to help prevent leeching into the soils.
REASON: To ensure that reasonable measures are taken to safeguard trees in the interests of local amenity and the enhancement of the development itself and to ensure the continuity of amenity afforded by existing vegetation in accordance with Policies EM1 and 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;
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/plan-app-process. For information more generally on the Climate Emergency please visit: https://www.basingstoke.gov.uk/climateemergency.
4. 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.
5. The applicant is advised to ensure that any trees within falling distance of the development are protected throughout the construction works. Additionally, any works to trees within a Conservation Area may require separate permission and the applicant is advised to contact the Tree Team if such works are required as a result of the approved development.
6. The development hereby approved is liable to the Community Infrastructure Levy (CIL). This means you may be required to make payments to the Council in accordance with the CIL Regulations. A Liability Notice setting out further details, including the amount of CIL payable, will be issued separately from this Decision Notice.
Some developments may be eligible for relief or exemption from CIL. Further information, including how to apply for relief or exemptions that may be available and how to claim them can be found at: https://www.gov.uk/guidance/community-infrastructure-levy#relief-and-exemptions. Relevant forms can be downloaded from the Planning Portal (at https://www.planningportal.co.uk/planning/policy-and-legislation/CIL/download-the-forms
If you have already submitted any additional CIL forms, these will be processed following the issue of the Liability Notice.
Prior to your development commencing you are required to submit
- CIL Form 2 (Assumption of Liability) (https://ecab.planningportal.co.uk/uploads/1app/forms/form_2_assumption_of_liability.pdf) and
- CIL Form 6 (Commencement Notice) (https://ecab.planningportal.co.uk/uploads/1app/forms/form_6_commencement_notice.pdf).
Failure to Assume Liability and submit a Commencement Notice prior to the commencement of development may result in the loss of any exemptions claimed; the loss of any right to pay by instalments; and additional costs to you in the form of surcharges (https://www.basingstoke.gov.uk/content/doclib/2569.pdf).
Please note that all CIL related enquiries and completed CIL forms, should be sent to CILcharge@basingstoke.gov.uk .
Interest
Name
Item no./Topic
Support
Mr Pavey
Item 1 - 24/02789/FUL
Support
Mr Andrews
Item 1 – 24/02789/FUL
Support
Ms Birum
Item 2 - 25/01119/FUL
Support
Rev Dr Kautzer
Item 2 - 25/01119/FUL
Councillor
Rowley
Item 2 - 25/01119/FUL
Objector
Mr Curr
Item 4 - 26/00387/HSE
Support
Mr Fitz-Gerald
Item 4 - 26/00387/HSE
Support
Mrs Fitz-Gerald
Item 4 - 26/00387/HSE
Application 1 - 24/02789/FUL: Erection of steel framed building to be used as an on-floor grain dryer and store and associated works. Site: Land At Manor Farm Old Burghclere Newbury Hampshire
The Committee considered the report set out on pages 33 to 81 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 noted that, having visited the site, the height of the proposed building was largely dictated by its operational requirements, including the need to aerate crops and accommodate vehicle access. It was observed that there were existing trees close to the site of a similar height to the building and that additional planting would be provided to help screen the development. Members considered the visual impact of the proposal would be minimal.
The economic benefits of the scheme were also highlighted, particularly the applicant's need to transport grain for drying, which currently resulted in lengthy lorry journeys.
Reference was made to the comments of the statutory consultees, with Members noting that no objections had been raised. Support was expressed for the biodiversity enhancements proposed as part of the development, which were welcomed.
It was considered that the benefits of the proposal outweighed any adverse impacts.
RESOLVED that: the application be APPROVED subject to:
· the completion of a Section 106 legal agreement under the Town and Country Planning Act 1990 (as amended) to secure the significant onsite enhancements for Biodiversity Net Gain within the site
· Landscape Mitigation Strategy Implementation and Maintenance
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.
subject to the following conditions and informatives:-
Conditions
1 The development hereby permitted shall be carried out in accordance with the following approved plans:
Location Plan - Drawing No. BK-2466-102-R5
Block Plan - Drawing No. BK-2466-103
Site Plan - Drawing No. BK-2466-101-R5
Proposed Floor Plans and Sections - Drawing No. BK-2466-201-R1
Proposed Elevations - Drawing No. BK-2466-301-R2
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 include precise details i.e. product specification and manufacturer) to be used for the external walls and roofs of the proposed buildings 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 Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy B5 of the Burghclere Neighbourhood Plan 2011-2029.
4 Protective measures, including fencing, ground protection, supervision, working procedures and special engineering solutions shall be carried out in accordance with the Arboricultural Impact Assessment and Tree Protection Plan submitted by WH Landscape ref: 24.1832 Revision A dated January 2025. Tree protection fencing and ground protection shall be erected prior to any site activity starting and maintained throughout the development. The development shall be carried out in complete accordance with the approved Tree Protection Plan.
REASON: To ensure that reasonable measures are taken to safeguard trees in the interests of local amenity and the enhancement of the development itself in accordance with the National Planning Policy Framework (2024) and Policy EM1 of the Basingstoke and Deane Local Plan 2011- 2029 and Policy B10 of the Burghclere Neighbourhood Plan 2011-2029.
5 The development hereby approved shall be carried out in accordance with the Preliminary Roost Assessment and Ground Level Assessment by Kingfisher Ecology Ltd dated 7/2024.
REASON: In order to mitigate impacts on key species including bats, nesting birds and badgers protected under the Conservation of Habitats and Species Regulations 2017 (Amended), The Wildlife and Countryside Act 1981 (Amended) and The Badgers Act 1992. In addition to meet with Policy EM4 of the Basingstoke and Deane Local Plan 2011 – 2029 and Policy B10 of the Burghclere Neighbourhood Plan 2011-2029 with regard to avoiding adverse impacts on local designated sites and key habitats and species.
6 The development hereby approved shall be carried out in accordance with the External lighting Scheme by BK Grain dated 17/7/2024 and thereafter maintained for the lifetime of the permission.
REASON: In order to mitigate external lighting impacts on bats protected under The Conservation of Habitats and Species Regulations 2017 (Amended) in accordance with Policies EM1 and EM4 of the Basingstoke and Deane Local Plan 2011-2029 and Policy B10 of the Burghclere Neighbourhood Plan 2011-2029.
7 No development shall commence on site (including site preparation and ground works) 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 plans and sections of the basin detailing bed levels, permanently wet areas, bank levels and gradients. The development shall be carried out in accordance with the approved details prior to the first use of the building.
REASON: Details are required prior to commencement in order to prevent pollution of groundwater in accordance with Policies EM7 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
8 The development shall not be brought into use until all areas indicated to be used for vehicles and pedestrians on the approved site plan (drawing no. BK-2466-101-R5) 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 in the interests of highway safety and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029
9 No development shall commence on site until the signage as detailed within the CTMEP Plan (drawing no. BK-2466-CTMP) have been installed. The signage shall remain in place for the duration of the construction.
REASON: In the interests of highway safety in accordance with Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029.
10 The development shall not be brought into use until turning facilities have been provided in accordance with the details shown on the approved site plan (drawing no. BK-4466-101-R5. The turning facilities shall be available for use by vehicles and kept free from obstruction throughout the lifetime of the development.
REASON: In the interests of traffic safety and to achieve a satisfactory layout in accordance with Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029.
11 The development shall not be brought into use until a scheme of signage for the adjacent Public Right of Way has been submitted to and approved in writing by the Local Planning Authority. The scheme so approved shall be implemented before the development hereby approved is first brought into use.
REASON: In the interests of highway safety and to achieve a satisfactory layout in accordance with Policy CN9 of the Basingstoke and Deane Local Plan 2011-2029
12 No development shall commence on site (including site preparation and groundworks) until a remediation strategy to deal with the risks associated with contamination of the site in respect of the development hereby permitted, has been submitted to, and approved in writing by, the Local Planning Authority. This strategy will include the following components:
· Up to date Preliminary Risk Assessment (PRA) and conceptual model following the results of an exploratory investigation
· A detailed site investigation scheme, based on the results from (1) to provide information for a detailed risk assessment to all receptors that may be affected, including those off-site.
· A tiered risk assessment using the results of the site investigation referred to in (2).
· An options appraisal including sustainability and treatability studies of the remediation measures required and how they are to be undertaken.
· A remediation strategy and verification plan providing details of the data that will be collected in order to demonstrate that the works set out in the remediation strategy are complete and identifying any requirements for longer-term monitoring of pollutant linkages, mitigation, maintenance and arrangements for contingency action.
Any changes to these components require the written consent of the Local Planning Authority The scheme shall be implemented as approved in accordance with the approved details prior to first operation of the grain dryer.
REASON: Details are required prior to commencement to ensure that the development does not contribute to and is not put at unacceptable risk from or adversely affected by unacceptable levels of water pollution. Furthermore, to ensure the development will contribute to and enhance the natural and local environment by remediating and mitigating despoiled, degraded, derelict, contaminated and unstable land in accordance with Policies EM4 and EM12 of the Basingstoke and Deane Local Plan 2011-2029 and the National Planning Policy Framework (2024).
13 Prior to the development being brought into first use a verification report demonstrating the completion of works set out in the approved remediation strategy and the effectiveness of the remediation shall be submitted to, and approved in writing, by the Local Planning Authority. The report shall include results of sampling and monitoring carried out in accordance with the approved verification plan to demonstrate that the site remediation criteria have been met.
REASON: Details are required prior first operation to ensure that the site does not pose any further risk to the land and water environment by demonstrating that the requirements of the approved verification plan have been met and that remediation of the site is complete, in line with Policies EM4 and EM12 of the Basingstoke and Deane Local Plan 2011-2029 and the National Planning Policy Framework (2024).
14 The development hereby permitted shall not commence on site (including site preparation and groundworks) until such time as a scheme for managing any borehole installed for the investigation of soils, groundwater or geotechnical purposes has been submitted to and approved in writing by the Local Planning Authority. The scheme shall provide details of how redundant boreholes are to be decommissioned and how any boreholes that need to be retained, post-development, for monitoring purposes will be secured, protected and inspected. The scheme will need to include the following:
· Decommissioning Plan to include intended programme/schedule of works and detailed method statement
· Borehole Retention Plan to include location, security and protection measures
· Verification report for the decommissioned boreholes to include records of:
· the reason for abandonment;
· groundwater level prior to decommissioning;
· any removal of casing or attempts to remove the casing;
· the depth, position and nature of backfill materials;
· problems encountered during decommissioning.
The scheme shall be fully implemented and subsequently maintained, in accordance with the scheme.
REASON: Details are required prior to commencement to ensure that redundant boreholes are safe and secure, and do not pose an unacceptable risk of groundwater pollution or loss of water supplies in line with Policy EM6 of the Basingstoke and Deane Local Plan 2011-2029 and the National Planning Policy Framework (2024).
15 No drainage systems for the infiltration of surface water to the ground are permitted other than with the written consent of the Local Planning Authority. Any proposals for such systems must be supported by an assessment of the risks to controlled waters. The development shall be carried out in accordance with the approved details.
REASON: Details are required to ensure that the development does not contribute to and is not put at unacceptable risk from or adversely affected by unacceptable levels of water pollution caused by mobilised contaminants in accordance with Policy EM6 of the Basingstoke and Deane Local Plan 2011-2029 and the National Planning Policy Framework (2024).
16 The development hereby permitted shall be undertaken in accordance with the submitted Construction Traffic and Environmental Management Plan produced by BK Grain, dated 27th January 2025.The approved plan shall be adhered to during the construction period of the development.
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.
17 The rating level of the noise emitted from all plant and equipment hereby approved shall not exceed the levels detailed in Table 6.1 of the Noise Impact Assessment Ref: M5619 v2 measured at any premises used for residential purposes surrounding the site when assessed in accordance with
BS 4142:2014+A1(2019).
REASON: To protect the amenities of the occupiers of nearby properties and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
18 Within 1 month of the plant becoming operational a Post Completion Noise Survey shall be undertaken by a suitably qualified acoustic consultant, and a report submitted to and approved in writing by the Local Planning Authority. The post completion testing shall assess performance of the noise mitigation measures against the noise criteria specified in Condition 17 above. A method statement shall be submitted to and approved by the Local Planning Authority prior to the survey being undertaken. If the noise criteria specified in Condition 17 are exceeded, additional noise mitigation measures, (where necessary to ensure the appropriate noise levels can be met), shall be submitted to and approved in writing by the Local Planning Authority and implemented in full.
REASON: Details are required in the interests of residential amenity and in accordance with Policies EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029.
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;
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. 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. The planning permission does not authorise the undertaking of any works within the highway (carriageway, footway or verge). A license/permit should be obtained from Hampshire County Council at Hampshire County Highways, Jacobs Gutter Lane, Totton, Southampton, Hampshire, SO40 9TQ. Tel: 0845 603 5633. Email: roads@hants.gov.uk. Website: www.hants.gov.uk/highways.
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 developer should ensure that all contaminated materials are adequately characterised both chemically and physically, and that the environmental permitting status of any proposed on-site operations are clear. If in doubt, the Environment Agency should be contacted for advice at an early stage to avoid any delays. Developers should refer to the waste management page on GOV.UK. The Environment Agency will consider any queries in relation to the use of Definition of Waste: Development Industry Code of Practice (DoWCoP) (which is to be updated) through the environmental permitting enhanced pre-application advice service, considering site conditions, the materials that are proposed to be used, and the potential for harm to the environment and to human health. The Environment Agency can also provide advice as to whether an environmental permit is required.
8. Contaminated soil that is (or must be) disposed of, is waste. Therefore, its handling, transport, treatment and disposal are subject to waste management legislation, which includes:
Duty of Care Regulations 1991
Hazardous Waste (England and Wales) Regulations 2005
Environmental Permitting (England and Wales) Regulations 2016
The Waste (England and Wales) Regulations 2011
Developers should ensure that all contaminated materials are adequately characterised both chemically and physically in line with British Standard BS EN 14899:2005 'Characterization of Waste - Sampling of Waste Materials - Framework for the Preparation and Application of a Sampling Plan' and that the permitting status of any proposed treatment or disposal activity is clear. If in doubt, the Environment Agency should be contacted for advice at an early stage to avoid any delays.
If the total quantity of hazardous waste material produced or taken off site is 500kg or greater in any 12-month period, the developer will need to register with us as a hazardous waste producer. Refer to the hazardous waste pages on GOV.UK for more information.
9. The Environment Agency have not assessed whether consent will be required under their regulatory role and therefore this planning permission does not indicate that permission will be given by the Environment Agency as a regulatory body. The applicant should contact 03708 506 506 or consult their website to establish if consent will be required for the works they are proposing. This includes any proposal to undertake work in, over, under, or within 8 meters of the top of the bank of a designated Main River, called a Flood Risk Activity permit. Please see Check if you need an environmental permit - GOV.UK
10. If the proposals include works to an ordinary watercourse, under the Land Drainage Act 1991, as amended by the Flood and Water Management Act 2010, prior consent from the Lead Local Flood Authority is required. This consent is required as a separate permission to planning.
Information on ordinary watercourse consenting can be found at the following link
https://www.hants.gov.uk/landplanningandenvironment/environment/flooding/changewatercourse
It is strongly recommended that this information is reviewed before Land Drainage consent application is made.
For guidance on providing the correct information, we recommend you use the LLFA's Ordinary Watercourse Consents Pre-application service and help avoid delays occurring at the formal application stage. A Pre-application service for Ordinary Watercourse Consents is available, allowing consents to go through in a smoother, often more timely manner. For full information please visit: https://www.hants.gov.uk/landplanningandenvironment/environment/flooding/changewatercourse
Application 2 - 25/01119/FUL: Construction of single storey side extension together with associated external site works including the extension and regrading of footpath, Site: St Leonards Church Rectory Road Oakley Hampshire
The Committee considered the report set out on pages 82 to 130 of the agenda together with the further material set out on the addendum sheet and other matters discussed at the meeting.
The Committee discussed the application and expressed mixed views.
Members referred to the site visit, during which they viewed the church, its surroundings, the nearby public footpath and the remembrance garden.
Some Members expressed concerns regarding the scale and prominence of the proposed extension, noting its significant width and roof massing. Whilst acknowledging the church's need for additional space and improved facilities, including toilet provision, they considered that the proposal would come at too great a cost to the setting of a medieval church of considerable architectural merit. Reference was made to Historic England's comments, particularly its view that the harmful impact of the extension could be significantly reduced through a more sympathetic architectural approach. Concerns were also raised regarding the number of trees proposed to be removed.
Other Members considered there to be merit in a contrasting contemporary design rather than seeking to replicate the historic building. They viewed the extension as functional, visually acceptable and clearly distinct from the church, without causing significant harm to its appearance. It was noted that historic buildings evolve over time to remain relevant, and that churches must adapt to meet the needs of their communities.
Members also noted that views of the extension from both the north and south would be partially mitigated by the presence of the lychgate between the proposed extension and the road, thereby reducing some of the more significant visual impacts. Whilst expressing regret at the loss of trees, it was considered that this was unavoidable given their location adjacent to the church entrance.
On balance, a few Members concluded that the public benefits of the proposal outweighed the identified harm and expressed support for the officer recommendation.
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:
Existing Location Plan (drawing no. OWW 05 001 rev 00)
Proposed Ground Floor Plan (drawing no. OWW 06 111 rev 03)
Proposed South Elevation and Existing Church (drawing no. OWW 06 120 rev 05)
Proposed North Elevation (drawing no. OWW 06 121 rev 04)
Proposed West and East Elevation (drawing no. OWW 06 122 rev 03)
Proposed Section A-A (drawing no. OWW 06 130 rev 02)
Proposed Eaves and Plinth Details (drawing no. OWW 65 140 rev 02)
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 the material and finishes details shown on the approved drawings, no relevant works, 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 onsite 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, colour, finish, size and source of facing bricks and flints;
combined with the above, the material, colour, finish, profile and source of 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;
materials and finishes to be used in the detailing of barge boards, facias and porches;
the proposed rainwater goods
REASON: Details are required prior to commencement of work/development to ensure preservation of the significance and setting of a heritage asset and ensure high quality design in accordance with Policies EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029, Policies 8 and 13 of the Oakley Neighbourhood Plan 2011-2029 and the guidance contained within of the National Planning Policy Framework (2024).
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 and 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 and 1:1 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 setting of a heritage asset and ensure high quality design in accordance with Policies EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029, Policies 8 and 13 of the Oakley Neighbourhood Plan 2011-2029 and the guidance contained within the National Planning Policy Framework (2024).
5 Notwithstanding information shown on the submitted drawings, no works shall commence on site until full details of all attachment between historic fabric and new construction, 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 all attachments. Drawings shall be at a minimum scale of 1:10 and with details at 1:5. 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 setting of a heritage asset and ensure high quality design in accordance with Policies EM10 and EM11 of the Basingstoke and Deane Local Plan 2011-2029, Policies 8 and 13 of the Oakley Neighbourhood Plan 2011-2029 and the guidance contained within the National Planning Policy Framework (2024).
6 The proposed development shall be undertaken in accordance with onsite habitat enhancements as set out within the supporting Biodiversity Net Gain Assessment (Pro Vision, September 2025), and in alignment with the approved Biodiversity Gain Plan and its supporting Biodiversity Metric. The development shall thereafter be maintained in such condition in perpetuity.
REASON:In order to provide net gains for biodiversity in line with the Environment Act 2021, Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029, Policy 10 of the Oakley Neighbourhood Plan 2011-2029 and the National Planning Policy Framework (December 2024).
7 Prior to commencement of the development, a Construction Environmental Management Plan (CEMP) should be provided to and agreed by the Local Planning Authority that outlines the measures to be taken to avoid and/or mitigate demolition and construction impacts on important habitats and species. The CEMP should cover aspects including (but not necessarily limited to) the following:
a. Protection of adjacent semi-natural habitats
b. Visual/noise/vibrational impacts to species
c. Mitigation measures for bats
d. procedures for maintaining good public relations including complaint management, public consultation and liaison;
e. arrangements for liaison with the Council's Environmental Protection Team;
f. all works and ancillary operations which are audible at the site boundary, or at such other place as may be agreed in writing with the Local Planning Authority, shall be carried out only between the following hours: 0730 hours and 1800 hours on Mondays to Fridays and 0800 and 1300 hours on Saturdays and at no time on Sundays and Bank Holidays;
g. deliveries to and removal of plant, equipment, machinery, materials and waste from the site shall only take place within the permitted hours detailed above;
h. mitigation measures as defined in BS 5528: Parts 1 and 2: 2009 Noise and Vibration Control on Construction and Open Sites shall be used to minimise noise disturbance from construction works;
i. procedures for emergency deviation of the agreed working hours;
j. control measures for dust and other air-borne pollutants; and
k. measures for controlling the use of site lighting whether required for safe working or for security purposes and to protect nocturnal species.
Works must proceed in accordance with such an agreed CEMP.
REASON: Details are required to meet requirements under the Wildlife and Countryside Act 1981 (as amended), the Natural Environment and Rural Communities Act 2006, Policies EM4, EM10 and EM12 of the Basingstoke and Deane Local Plan 2011-2029, Policy 10 of the Oakley Neighbourhood Plan 2011-2029 and the National Planning Policy Framework (December 2024).
8 No construction pursuant to the development shall commence on site above slab level until full details of both hard and soft landscape works have been submitted and approved in writing by the Local Plan Authority. Details shall include a minimum of:
Hard landscape details shall include the design, type, position and scale of boundary treatments, boundary treatment materials (including finishes), existing and proposal levels and hardsurfacing materials for any footpaths and pedestrian areas.
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.
Tree planting and replacement planting schedule to include the details of the new tree genus and species with use of native species where appropriate as well as tree sizes and pit rooting details following advice contained within BS:8545: 2014 Trees: From nursery to independence in the landscape - Recommendations;
The specification of tree planting pits together with a method statement for their construction and details of any irrigation or drainage infrastructure, tree root barriers (if necessary) to prevent damage or disruption to any proposed hard surfacing or underground services, drains or other infrastructure (including details of the location of external lighting) sufficient to demonstrate how the development is to be serviced without conflict to tree planting, with allowance for reasonable growth. Where applicable, tree pits shall utilise shared trenches and soil cells to allow adequate rooting area to extend underneath the proposed hard surfacing.
An implementation programme.
The development shall be carried out and thereafter maintained in accordance with the details so approved. The landscape management and maintenance of the site shall be adhered to through the obligations set out within the legal agreement to ensure its long term maintenance.
REASON: Details are required prior to construction above slab level to ensure the provision, establishment and maintenance of a high standard of landscape in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policies 8 and 13 of the Oakley Neighbourhood Plan 2011-2029.
9 Protective measures, including fencing, ground protection, supervision, working procedures and special engineering solutions shall be carried out in accordance with the Tree Constraints, Tree Impacts and Tree Protection Method Statement prepared by B. J, Unwin (ref. 20th Feb 2029 rev 6th Jan 2025 – BJU/mmi). Tree protection fencing and ground protection shall be erected prior to any site activity starting and maintained throughout the development. The development shall be carried out in complete accordance with the approved Method Statement.
REASON: To ensure that the trees to be retained are in a safe and healthy condition to the benefit of the local amenities and the enhancement of the development itself, in accordance with Policies EM1 and EM10 of the Basingstoke and Deane Local Plan 2011-2029 and Policy 9 of the Oakley and Deane Neighbourhood Plan 2011-2029.
10 No development (including site preparation) shall take place until the applicant has secured the implementation of a programme of archaeological assessment in accordance with a Written Scheme of Investigation (WSI) for the archaeological evaluation of the site has been submitted to and approved by the Planning Authority in order to recognise, characterise and record any archaeological features and deposits that may exist here. The assessment should take the form of trial trenches located across the whole of the application area. The investigation shall be carried out in accordance with the details so approved.
REASON: Details are required prior to commencement because insufficient information has been submitted with the application in this regard, to allow for the recording of items of archaeological interest in accordance Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029.
11 No development (including site preparation) shall commence on site until a programme of archaeological mitigation in accordance with the approved written scheme of investigation as secured under Condition 12. has been submitted to and approved in writing by the Local Planning Authority. The programme of archaeological mitigation shall include where appropriate, details of a post-excavation assessment, specialist analysis and reports, the method of archaeological recording of archaeological remains to mitigate the impact of development and details of any publication and public engagement. The development shall be carried out in accordance with the approved details.
REASON: Details are required prior to commencement because insufficient information has been submitted with the application in this regard to mitigate the effect of the works associated with the development upon any heritage asset and to contribute to the knowledge and understanding of our past by ensuring that information regarding these heritage assets is preserved by record for future generations in accordance with Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029.
12 Following completion of the on-site archaeological fieldwork, a report shall be submitted to the Local Planning Authority and the Hampshire County Council Archaeologist in accordance with the approved programme of archaeological investigation as required by condition 28. This report shall include where appropriate, a post-excavation assessment, specialist analysis and reports, details of publication and public engagement.
REASON: Details are required in order to contribute to the knowledge and understanding of our past by ensuring that opportunities are taken to capture evidence from the historic environment and to make this publicly available in accordance with the Policy EM11 of the Basingstoke and Deane Local Plan 2011-2029.
13 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.
5. Wheel washing facilities.
6. Measures to protect pedestrians during construction.
The development shall thereafter be constructed in accordance with the approved Construction Method Statement
REASON: Details are required prior to commencement in the interests of highway safety and in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011- 2029.
14 The development hereby approved shall not be occupied until cycle parking provision has been constructed in accordance with the approved details. Thereafter the cycle provision shall be maintained in perpetuity.
REASON: In order to ensure there is sufficient cycle provision and promote sustainable transport in accordance with Policies CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
15 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.
16 No development shall commence above ground level until details of the appearance and noise emission of the air source heat pumps, have been submitted to and approved in writing by the Local Planning Authority. This shall demonstrate that the noise emitted from the air source heat pumps shall not exceed 37 dB to comply with British Standard 4142 and be supported with the Microgeneration Certificate Scheme (MCS20). The scheme shall be approved by the Local Planning Authority, implemented before the use of the pumps commences and shall be thereafter maintained.
REASON: Details are required in the interests of residential amenity and in accordance with Policies EM10, EM11 and EM12 of the Basingstoke and Deane Local Plan 2011-2029 and Policy 13 of the Oakley and Deane Neighbourhood Plan 2011-2029.
17 No development shall commence above slab level until an external lighting plan 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 Policy 10 of the Oakley and Deane Neighbourhood Plan 2011-2029.
18 Prior to the commencement of development, details of the retaining wall adjacent to the Public Right of Way shall be submitted to and approved in writing by the Local Planning Authority. The details shall include:
1. cross sections and construction details demonstrating the wall will not affect the stability or width of the Public Right of Way.
2. Surface water drainage information.
3. Details of future inspection and maintenance of the retaining wall without obstructing or adversely affecting the Public Right of Way.
The retaining wall shall be constructed and thereafter maintained in accordance with the approved details.
REASON: Details are required prior to commencement of development in the interests of the safety of the public footpath and highway network in accordance with Policy CN9 and EM10 of the Basingstoke and Deane Local Plan 2011-2029.
Biodiversity Net Gain
19 The effect of paragraph 13 of Schedule 7A to the Town and Country Planning Act 1990 is that planning permission granted for the development of land in England is deemed to have been granted subject to the condition "(the biodiversity gain condition") that development may not begin unless:
(a) a Biodiversity Gain Plan has been submitted to the planning authority, and
(b) the planning authority has approved the plan.
The planning authority, for the purposes of determining whether to approve a Biodiversity Gain Plan if one is required in respect of this permission would be Basingstoke and Deane Borough Council.
There are statutory exemptions and transitional arrangements which mean that the biodiversity gain condition does not always apply. These are listed below.
Based on the information available this permission is considered to be one which will require the approval of a biodiversity gain plan before development is begun because none of the statutory exemptions or transitional arrangements listed below are considered to apply.
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 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.
5 In the UK, all bat species and their roosts are protected by law. Demolition and/or construction works should be carried out sensitively including soft stripping by hand of tiles and weatherboarding. Should signs of bats be located during works, then works should cease immediately and advice sought from a suitably qualified bat licensed ecologist to prevent any breach of legislation in relation to protection of bats and their roosts.
6 In the event discoloured and/or odorous soils are encountered during foundations and other excavation works; or should any hazardous materials (including asbestos) or significant quantities of made ground be found, then all development works shall be stopped and the Local Planning Authority contacted immediately. A scheme of works to investigate the risks and / or the adoption of any required remedial measures be submitted to, agreed and approved in writing by the Local Planning Authority prior to the recommencement of development works.
7 No vehicles, equipment, materials, spoil, scaffolding, or anything else associated with the works or operation of the development, shall be left on or near to a Public Right of Way (PROW), where they could cause an obstruction, hindrance, or hazard to PROW users. The public retain the right to safe access to the PROW network at all times.
8 The grant of planning permission does not provide the applicant access rights to the site via the PROW network, for which the consent of the Highway Authority is required.
Application 3 - 25/02579/ROC: Relief of condition numbers 1, 3, 5, 7, 14 and 16 of application BDB/74968 (Erection of 1no dwelling following demolition of piggery buildings and barn) for Condition 1-Approved Plans, 3-Details of Materials, 5-Landscaping, 7- Brickworks Docks, 14 -Visibility and 16 -Front Enclosure. Site: Bridgeway Mansion Heather Lane Up Nately Hampshire
RESOLVED that: the application was withdrawn from the agenda prior to the meeting.
Application 4 - 26/00387/HSE: Raising of the roof to form first floor, to include dormer windows and 3 no. rooflights. Erection of single storey rear extension following demolition of existing conservatory, the erection of a front porch, conversion of existing garage and changes to fenestrations. Site: Southrope 18 Longparish Road Hurstbourne Priors Hampshire
The Committee considered the report set out on pages 177 to 200 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 the impact of the proposal on neighbouring residential amenity. It was noted that the proposed dormer windows and rooflights to the front and rear elevations would not result in a harmful increase in overlooking or loss of privacy to neighbouring properties. Members also noted that no new first-floor openings were proposed in the north (side) elevation facing Bramley Cottage and, therefore, no detrimental impacts in terms of loss of privacy would arise.
In considering the scale and massing of the development, Members acknowledged that the roof of the dwelling would increase in height by approximately 2.6 metres. However, they noted that the roof would incorporate a half-hipped design on the northern elevation closest to Bramley Cottage and that the host dwelling was set back from the shared boundary.
Members further noted that the garage would remain at its existing height. Taking these factors into account, it was considered that the proposal would not result in an unacceptable level of visual intrusion, overshadowing or loss of amenity to neighbouring occupiers.
RESOLVED that: the application be APPROVED subject to the conditions and informatives listed below.
Conditions
1 The development hereby permitted shall be begun before the expiration of 3 years from the date of this planning permission.
REASON: To comply with Section 91 of the Town and Country Planning Act 1990 and to prevent an accumulation of unimplemented planning permissions.
2 The development hereby permitted shall be carried out in accordance with the following approved plans:
Location Plan, Drawing No: 250615-01
Site Plan, Drawing No: 250615-02, Rev A
Design Scheme (Plans and Elevations), Drawing No: 250615-103. Rev A
Proposed Street Scene, Drawing No: 250615-104. Rev A
REASON: For the avoidance of doubt and in the interests of proper planning.
3 The materials to be used in the construction of the external surfaces of the development hereby permitted shall match, in type, colour and texture to those on the approved plans and material schedule.
REASON: In the interests of visual amenity and in accordance with Policy EM10 of the Basingstoke and Deane Local Plan 2011-2029.
4 The proposed development shall be undertaken in accordance with the recommendations and procedures contained within Section 3 and Figure 3 of the supporting Preliminary Roost Assessment (Vesper Conservation and Ecology, 13th February 2026). Roosting and nesting enhancements for bats and house martins should also be secured and implemented as per recommendations within the report. The enhancements shall thereafter be maintained for the lifetime of the permission.
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.
5 Prior to installation of any external lighting, an external lighting plan in line with recommendations contained within Section 3 of the Preliminary Roost Assessment (Vesper Conservation and Ecology, 13th February 2026) and Bat Conservation Trust Guidance Note 08/23 shall be provided to and approved by the Local Planning Authority. Following approval, the development will be undertaken in accordance with said plan and maintained as such for the lifetime of the permission.
REASON: Details are required prior to installation to prevent impacts on roosting and foraging bats protected under the Conservation of Habitats and Species Regulations 2017 in accordance with Policy EM4 of the Basingstoke and Deane Local Plan 2011-2029 regarding prevention of adverse impacts on key species.
6 All storage and mixing of construction materials and spoil must take place on existing hardstanding. A non-porous sheet should be used on this ground to help prevent leeching into the soils.
REASON: To ensure that reasonable measures are taken to safeguard trees in the interests of local amenity and the enhancement of the development itself and to ensure the continuity of amenity afforded by existing vegetation in accordance with Policies EM1 and 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;
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/plan-app-process. For information more generally on the Climate Emergency please visit: https://www.basingstoke.gov.uk/climateemergency.
4. 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.
5. The applicant is advised to ensure that any trees within falling distance of the development are protected throughout the construction works. Additionally, any works to trees within a Conservation Area may require separate permission and the applicant is advised to contact the Tree Team if such works are required as a result of the approved development.
6. The development hereby approved is liable to the Community Infrastructure Levy (CIL). This means you may be required to make payments to the Council in accordance with the CIL Regulations. A Liability Notice setting out further details, including the amount of CIL payable, will be issued separately from this Decision Notice.
Some developments may be eligible for relief or exemption from CIL. Further information, including how to apply for relief or exemptions that may be available and how to claim them can be found at: https://www.gov.uk/guidance/community-infrastructure-levy#relief-and-exemptions. Relevant forms can be downloaded from the Planning Portal (at https://www.planningportal.co.uk/planning/policy-and-legislation/CIL/download-the-forms
If you have already submitted any additional CIL forms, these will be processed following the issue of the Liability Notice.
Prior to your development commencing you are required to submit
- CIL Form 2 (Assumption of Liability) (https://ecab.planningportal.co.uk/uploads/1app/forms/form_2_assumption_of_liability.pdf) and
- CIL Form 6 (Commencement Notice) (https://ecab.planningportal.co.uk/uploads/1app/forms/form_6_commencement_notice.pdf).
Failure to Assume Liability and submit a Commencement Notice prior to the commencement of development may result in the loss of any exemptions claimed; the loss of any right to pay by instalments; and additional costs to you in the form of surcharges (https://www.basingstoke.gov.uk/content/doclib/2569.pdf).
Please note that all CIL related enquiries and completed CIL forms, should be sent to CILcharge@basingstoke.gov.uk .
6
Variation of S106 agreement relating to 22/00174/OUT (outline application for up to 42 dwellings with associated open space and vehicular access) to allow the delivery of the affordable housing as 13 no. discounted market affordable homes at 25% discount to market value
The purpose of this report is for Members to consider the variation of the obligations of a S106 Legal Agreement attached to the planning permission granted under reference 22/00174/OUT at Land At Ecchinswell Road Bishops Green Hampshire.
Contact Officer: Planning and Development Manager
Contact Officer: Planning and Development Manager
Attachments:
- Document 25 02680 VLA - Land at Ecchinswell Road Bishops Green 29 Jun 2026
Minutes
The Planning and Development Manager introduced the report which proposed variation to the Section 106 Agreement attached to planning permission for the redevelopment of land at Edmunds Road, Bishops Green, comprising 42 dwellings. Members were advised that the original permission secured 17 affordable housing units, comprising four First Homes, four shared ownership homes and nine social rented homes.
The Officer explained that the applicant had been unable to secure a Registered Provider to deliver the shared ownership and social rented units, despite extensive efforts and discussions with the Council's Housing Enabling Officer regarding alternative options. As a result, the applicant was seeking to vary the Section 106 Agreement to replace the 13 shared ownership and social rented units with 13 discounted market homes. Members were advised that discounted market housing falls within the definition of affordable housing set out in the National Planning Policy Framework.
The Officer concluded by advising that the proposed variation would retain the four First Homes and that the recommendation before the Committee was to approve the variation to the Section 106 Agreement.
The Committee discussed the report and expressed their concern that no Registered Provider had been willing to take on the affordable housing units, particularly given the need for affordable housing in rural communities. It was noted that younger people and those on lower incomes often face difficulties accessing housing in such areas, and Members expressed disappointment that the originally approved social rented and shared ownership homes could not be delivered.
Concern was also raised that discounted market housing may remain unaffordable for some residents, including lower-income households, potentially limiting opportunities for people with local connections to remain within the community. Members considered this regrettable and highlighted the continuing need for genuinely affordable housing within rural settlements.
Some Members considered the proposed variation to be a pragmatic and straightforward amendment to the existing agreement. Whilst acknowledging that the revised affordable housing offer represented a compromise compared with the originally approved tenure mix, they noted that the variation would increase the likelihood of the affordable housing being delivered.
It was further considered that imposing additional requirements could risk delaying or preventing delivery of the scheme.
Recommendation: That the application be APPROVED subject to the completion of the amended S106 Legal Agreement.
The Officer explained that the applicant had been unable to secure a Registered Provider to deliver the shared ownership and social rented units, despite extensive efforts and discussions with the Council's Housing Enabling Officer regarding alternative options. As a result, the applicant was seeking to vary the Section 106 Agreement to replace the 13 shared ownership and social rented units with 13 discounted market homes. Members were advised that discounted market housing falls within the definition of affordable housing set out in the National Planning Policy Framework.
The Officer concluded by advising that the proposed variation would retain the four First Homes and that the recommendation before the Committee was to approve the variation to the Section 106 Agreement.
The Committee discussed the report and expressed their concern that no Registered Provider had been willing to take on the affordable housing units, particularly given the need for affordable housing in rural communities. It was noted that younger people and those on lower incomes often face difficulties accessing housing in such areas, and Members expressed disappointment that the originally approved social rented and shared ownership homes could not be delivered.
Concern was also raised that discounted market housing may remain unaffordable for some residents, including lower-income households, potentially limiting opportunities for people with local connections to remain within the community. Members considered this regrettable and highlighted the continuing need for genuinely affordable housing within rural settlements.
Some Members considered the proposed variation to be a pragmatic and straightforward amendment to the existing agreement. Whilst acknowledging that the revised affordable housing offer represented a compromise compared with the originally approved tenure mix, they noted that the variation would increase the likelihood of the affordable housing being delivered.
It was further considered that imposing additional requirements could risk delaying or preventing delivery of the scheme.
Recommendation: That the application be APPROVED subject to the completion of the amended S106 Legal Agreement.
7
National Scheme of Delegation
The report is to ensure that members of the Development Control Committee are aware of the new legal requirements which have been inserted into the Town and Country Planning Act and the regulations made to implement the change in legislation ahead of a further report to the October 2026 Development Control Committee.
Contact Officer: Planning and Development Manager
Contact Officer: Planning and Development Manager
Attachments:
- Document National Scheme of Delegation Report 29 Jun 2026
Minutes
The Planning and Development Manager introduced the report regarding the Government's proposed National Scheme of Delegation for planning applications, which was due to come into effect on 31 October 2026. Members were reminded that the proposed changes had been outlined during mandatory training sessions.
The Officer explained that the report set out the basis of the new arrangements and the categories of applications that would be delegated to officers. Members were advised that Schedule 1 applications would be required to be determined by officers, whilst Schedule 2 applications could be referred to Development Control Committee where they met a prescribed gateway test.
The gateway test required consideration of whether an application raised significant planning matters having regard to the Development Plan and other material considerations, and whether it raises economic, social or environmental issues of significance to the local area. The Officer advised that any decision to refer a Schedule 2 application to committee would need to be agreed by both a nominated officer and a nominated committee member, with appropriate deputy arrangements in place.
Members were informed that further work was being undertaken to establish the detailed process for applying the gateway test, including any necessary amendments to the Council's Constitution. Work was also progressing with Hart and Rushmoor authorities to explore a consistent approach to implementation. Additional guidance, training and communications would be provided to Members, parish and town councils, applicants and other stakeholders ahead of implementation. A public register would also be established to provide transparency regarding decisions on whether applications would be determined by committee or under delegated powers.
The Officer advised that the report was presented primarily for information and transparency purposes and that a further report would be brought to Committee once the detailed arrangements had been developed. The recommendation was for Members to note the Government's decision to introduce the National Scheme of Delegation, note the requirement for consequential constitutional changes, and welcome a future report to the October 2026 Committee setting out the detailed arrangements for implementation.
The Committee discussed the report and expressed their concern thatthe National Scheme of Delegation would remove the existing member call-in process and that the current arrangements whereby applications might be referred to committee based on a specified number of objections would no longer apply. It was noted that under the new arrangements, whether a Schedule 2 application was referred to committee would be determined through the gateway test prescribed by the National Scheme of Delegation, rather than by the number of objections received or at the request of an individual Member.
It was highlighted that applications for developments of 150 dwellings or more would be subject to the Government's proposed referral arrangements. Where Planning Committee resolved to refuse such an application, the Council would be required to notify the Secretary of State before issuing a decision. The notification process would not necessarily result in the application being called in by the Secretary of State, but it would be a procedural requirement before a decision notice could be issued.
The ongoing engagement between Ward Members and planning officers regarding planning applications would continue under the new arrangements. Whilst the member call-in process would no longer be available, Members would still be able to discuss applications with officers and remain informed throughout the determination process. The detailed arrangements for implementing the new scheme would be reported to the Committee at a later date.
RESOLVED: That the Development Control Committee
1. Note the government’s decision to establish a national scheme of delegation and to note the actions being taken forward in relation to the council’s constitution and actions related to informing members, parish and town council and where impacted, applicants and other interested parties.
2. Note a further report be brought to the October 2026 Committee ahead of the introduction of the new scheme of delegation setting out, among other matters, the process for the referral of Schedule 2 applications to the Development Control Committee.
The Officer explained that the report set out the basis of the new arrangements and the categories of applications that would be delegated to officers. Members were advised that Schedule 1 applications would be required to be determined by officers, whilst Schedule 2 applications could be referred to Development Control Committee where they met a prescribed gateway test.
The gateway test required consideration of whether an application raised significant planning matters having regard to the Development Plan and other material considerations, and whether it raises economic, social or environmental issues of significance to the local area. The Officer advised that any decision to refer a Schedule 2 application to committee would need to be agreed by both a nominated officer and a nominated committee member, with appropriate deputy arrangements in place.
Members were informed that further work was being undertaken to establish the detailed process for applying the gateway test, including any necessary amendments to the Council's Constitution. Work was also progressing with Hart and Rushmoor authorities to explore a consistent approach to implementation. Additional guidance, training and communications would be provided to Members, parish and town councils, applicants and other stakeholders ahead of implementation. A public register would also be established to provide transparency regarding decisions on whether applications would be determined by committee or under delegated powers.
The Officer advised that the report was presented primarily for information and transparency purposes and that a further report would be brought to Committee once the detailed arrangements had been developed. The recommendation was for Members to note the Government's decision to introduce the National Scheme of Delegation, note the requirement for consequential constitutional changes, and welcome a future report to the October 2026 Committee setting out the detailed arrangements for implementation.
The Committee discussed the report and expressed their concern thatthe National Scheme of Delegation would remove the existing member call-in process and that the current arrangements whereby applications might be referred to committee based on a specified number of objections would no longer apply. It was noted that under the new arrangements, whether a Schedule 2 application was referred to committee would be determined through the gateway test prescribed by the National Scheme of Delegation, rather than by the number of objections received or at the request of an individual Member.
It was highlighted that applications for developments of 150 dwellings or more would be subject to the Government's proposed referral arrangements. Where Planning Committee resolved to refuse such an application, the Council would be required to notify the Secretary of State before issuing a decision. The notification process would not necessarily result in the application being called in by the Secretary of State, but it would be a procedural requirement before a decision notice could be issued.
The ongoing engagement between Ward Members and planning officers regarding planning applications would continue under the new arrangements. Whilst the member call-in process would no longer be available, Members would still be able to discuss applications with officers and remain informed throughout the determination process. The detailed arrangements for implementing the new scheme would be reported to the Committee at a later date.
RESOLVED: That the Development Control Committee
1. Note the government’s decision to establish a national scheme of delegation and to note the actions being taken forward in relation to the council’s constitution and actions related to informing members, parish and town council and where impacted, applicants and other interested parties.
2. Note a further report be brought to the October 2026 Committee ahead of the introduction of the new scheme of delegation setting out, among other matters, the process for the referral of Schedule 2 applications to the Development Control Committee.
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