Test Valley Borough Council
Councillors:
43
Wards:
21
Committees:
17
Meetings (2026):
29
Meetings (2025):
92
Meeting
Northern Area Planning Committee - Test Valley
Meeting Times
Scheduled Time
Start:
Thursday, 2nd April 2026
5:30 PM
Thursday, 2nd April 2026
5:30 PM
End:
Thursday, 2nd April 2026
9:30 PM
Thursday, 2nd April 2026
9:30 PM
Meeting Status
Status:
Confirmed
Confirmed
Date:
02 Apr 2026
02 Apr 2026
Location:
Conference Room 1, Beech Hurst, Weyhill Road, Andover, Hampshire, SP10 3AJ
Conference Room 1, Beech Hurst, Weyhill Road, Andover, Hampshire, SP10 3AJ
Meeting Attendees
Officer
Senior Planning Lawyer
Ginika Ogidi
Expected
Committee Member
Democracy and Governance Portfolio Holder
Committee Member
Housing and Enivronmental Health Portfolio Holder
Agenda
1
Apologies
Minutes
Apologies for absence were received from Councillors Sangster and Donnelly.
2
Public Participation
Minutes
Agenda Item No.
Page No.
Application
Speaker
7
20-50
25/00261/FULLN
Applicant (Mr Flexman, Mr M Daly, Mr N Hardy)
Page No.
Application
Speaker
7
20-50
25/00261/FULLN
Applicant (Mr Flexman, Mr M Daly, Mr N Hardy)
3
Declarations of Interest
Minutes
There were no declarations of interest.
4
Urgent Items
Minutes
There were no urgent items.
5
Minutes of the previous meeting
To approve, as a correct record, the minutes of the meeting held on 12 March 2026.
Attachments:
- Document Minutes , 12/03/2026 Northern Area Planning Committee 25 Mar 2026
Minutes
Councillor Z Brooks proposed to approve the minutes of the previous meeting as a true and accurate record. This was seconded by Councillor Neal. Upon being put to the vote, the motion was carried.
Resolved: That the minutes of the previous Northern Area Planning Committee be approved and signed as a correct record.
Resolved: That the minutes of the previous Northern Area Planning Committee be approved and signed as a correct record.
7
25/00261/FULLN - 18.02.2025
RECOMMENDATION: PERMISSION
SITE: Office Depot Uk Limited, Guilbert House, Greenwich Way, SP10 4JZ, ANDOVER TOWN (HARROWAY)
CASE OFFICER: Emma Jones
SITE: Office Depot Uk Limited, Guilbert House, Greenwich Way, SP10 4JZ, ANDOVER TOWN (HARROWAY)
CASE OFFICER: Emma Jones
Attachments:
- Document 25_00261_FULLN NAPC Report 1 25 Mar 2026
- Document 25_00261_FULLN NAPC Plan 1 25 Mar 2026
- Document 25_00261_FULLN NAPC Plan 2 25 Mar 2026
- Document 25_00261_FULLN NAPC Plan 3 25 Mar 2026
- Document 25_00261_FULLN NAPC Plan 4 25 Mar 2026
- Document 25_00261_FULLN NAPC Plan 5 25 Mar 2026
- Document 25_00261_FULLN NAPC Plan 6 25 Mar 2026
- Document 25_00261_FULLN NAPC Plan 7 25 Mar 2026
Minutes
APPLICATION NO.
25/00261/FULLN
APPLICATION TYPE
FULL APPLICATION - NORTH
REGISTERED
18.02.2025
APPLICANT
Aldi Stores Limited
SITE
Office Depot Uk Limited, Guilbert House, Greenwich Way, SP10 4JZ, ANDOVER TOWN (HARROWAY)
PROPOSAL
Demolition of buildings and construction of foodstore (Use Class E) together with associated works including parking, access and landscaping
AMENDMENTS
Amended/additional plans and information received;
· 18.02.2025 – updated ownership certificate;
· 19.03.2025 – amended air quality assessment;
· 24.04.2025 – additional flood risk assessment;
· 09.05.2025 – additional noise information;
· 12.05.2025 – additional highway information;
· 14.07.2025 – amended air quality assessment;
· 15.07.2025 – additional retail impact assessment and responses to third party representations;
· 15.08.2025 – additional noise information;
· 18.09.2025 – additional drainage information;
· 30.09.2025 – additional drainage information;
· 03.11.2025 – additional noise information;
· 21.01.2026 – additional retail impact assessment.
CASE OFFICER
Emma Jones
The motion as set out in the agenda was proposed by Councillor Budzynski and seconded by Councillor Z Brooks.
An amendment to the proposal was proposed by Councillor Borg-Neal and seconded by Councillor Neal. The amendment sought to mitigate the effect of vehicle movement on neighbouring properties by implementing a 1.8m high fence. Upon being put to the vote the motion was carried.
The full motion with the agreed amendment was put to the vote and the motion was carried.
RECOMMENDATION
PERMISSION subject to conditions and notes
1.
The development hereby permitted shall be begun within three years from the date of this permission.
Reason: To comply with the provision of Section 91 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.
2.
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers;
230426-1000 Revision P03 230426-1300 Revision P05 230426-1350 Revision P02 230426-1360 Revision P02 230426-1400 Revision P02 230426-1401 Revision P02 3376-R 6
Reason: For the avoidance of doubt and in the interests of proper planning.
3.
No development shall take place (including any approved demolition and site clearance works) until a Construction Environmental Management Plan (CEMP) has been submitted to and approved in writing by the Local Planning Authority. The CEMP shall include an assessment of the impact of emissions of noise, vibration, artificial light and dust arising from demolition activity, construction activity, site clearance, ground-works, site compounds, and associated activities such as vehicle movements on and off site, including deliveries, and in doing so adopt best practice to identify and assess the significance of those risks posed to amenity from the emissions. The CEMP shall set out the mitigation measures to be employed to; avoid significant adverse impacts from emissions, and to satisfactorily control adverse impacts on sensitive land uses from emissions to acceptable levels. The development shall be carried out in accordance with the approved details.
Reason: Details are required prior to the commencement of development in the interests of amenity in accordance with Test Valley Borough Revised Local Plan (2016) policy E8.
4.
No development shall take place (including any approved demolition and site clearance works) until a Construction Environmental Management Plan for Biodiversity (CEMP: Biodiversity) has been submitted to and approved in writing by the Local Planning authority. The CEMP: Biodiversity shall include the following:
a) Risk assessment of potentially damaging construction activities;
b) Identification of “biodiversity protection zones” (e.g. onsite habitat and SINC);
c) Practical measures (both physical measures and sensitive working practices) to avoid or reduce impacts during construction (may be provided as a set of method statements);
d) The location and timing of sensitive works to avoid harm to biodiversity features;
e) The times during construction when specialist ecologists need to be present on site to oversee works;
f) Responsible persons and lines of communication;
g) The role and responsibilities on site of an ecological clerk of works (ECoW) or similarly competent person;
h) Use of protective fences, exclusion barriers and warning signs.
The CEMP: Biodiversity shall draw together and detail all the avoidance and mitigation measures provided in the applicant’s supporting ecological information. Development shall be carried out in accordance with the approved details.
Reason: Details are required prior to the commencement of development to conserve biodiversity in accordance with Test Valley Borough Revised Local Plan 2016 policy E5.
5.
No development shall take place (including any approved demolition and site clearance works) until an Ecology Design Strategy (EDS) has been submitted to an approved in writing by the Local Planning Authority. The EDS shall include the following:
a) Purpose and conservation objectives for the proposed works;
b) Review of site potential and constraints;
c) Detailed design(s) and/or working method(s) to achieve stated objectives;
d) Extent and location/area of proposed works on appropriate scale maps and plans;
e) Type and source of materials to be used where appropriate, e.g. native species of local provenance;
f) Timetable for implementation demonstrating that works are aligned with the proposed phasing of development;
g) Persons responsible for implementing the works;
h) Details of initial aftercare and long-term maintenance;
i) Details for monitoring and remedial measures;
j) Details for disposal of any wastes arising from works.
The development shall be carried out in accordance with the approved details and all mitigation and enhancement measures shall be retained in perpetuity.
Reason: Details are required prior to the commencement of development to conserve biodiversity in accordance with Test Valley Borough Revised Local Plan 2016 policy E5.
6.
No development shall take place until an Employment and Skills Plan to encourage and promote skills and training in the construction industry, in accordance with the Construction Industry Training Board (CITB) Project Based Approach and based on the National Skills Academy for Construction (NSAfC) Guidance notes 2024 (or any updated versions of this document with or without modification), has been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.
Reason: Details are required prior to the commencement of the development in order to identify and provide skills needs and training delivery in accordance with Test Valley Borough Revised Local Plan 2016 policy ST1.
7.
Notwithstanding the information submitted, no development shall take place (other than any approved demolition and site clearance works) until a detailed surface water drainage scheme for the site, based on the principles within the submitted Flood Risk Assessment and Drainage Strategy and its associated appendices (prepared by Craddys, reference 13590w0002 Revision B, dated April 2025), has been submitted to and approved in writing by the Local Planning Authority. The submitted details should include the following:
· A technical summary highlighting any changes to the design from that within the submitted assessment/strategy.
· Infiltration test results undertaken in accordance with BRE365 and providing a representative assessment of those locations where infiltration features are proposed, and winter groundwater monitoring data recorded between October and April demonstrating a minimum 1m unsaturated zone between the base of the proposed infiltration feature and the peak measured groundwater level.
· Detailed drainage plans to include type, layout and dimensions of drainage features including references to link to the drainage calculations.
· Detailed drainage calculations to demonstrate existing runoff rates are not exceeded and there is sufficient attenuation for storm events up to and including 1:100 year event + climate change;
· Details for the long-term maintenance arrangements for the surface water drainage system including maintenance schedules for each drainage feature type and ownership, and details of protection measures.
Development shall be carried out and maintained in perpetuity in accordance with the approved details, and no dwelling shall be occupied until all drainage works have been carried out in accordance with such details.
Reason: Details are required prior to the commencement of development to ensure the prevention of an increased risk of flooding and to ensure the improvement and protection of water quality, habitat and amenity in accordance with policy E7 of the Test Valley Borough Revised Local Plan 2016.
8.
No development shall take place (other than any approved demolition and site clearance works) until an assessment of the nature and extent of any contamination and a scheme for remediating the contamination has been submitted to and approved in writing by the Local Planning Authority. The assessment must be undertaken by a competent person and shall assess the presence of any contamination on the site, whether or not it originates on the site. The assessment shall comprise at least a desk study and qualitative risk assessment and, where appropriate, the assessment shall be extended following further site investigation work. In the event that contamination is found, or is considered likely, the scheme shall contain remediation proposals designed to bring the site to a condition suitable for the intended use. Such remediation proposals shall include clear remediation objectives and criteria, an appraisal of the remediation options, and the arrangements for the supervision of remediation works by a competent person. The site shall not be brought in to use until a verification report, for the purpose of certifying adherence to the approved remediation scheme, has been submitted to and approved in writing by the Local Planning Authority.
Reason: Details are required prior to the commencement of development to ensure a safe working environment in accordance with Test Valley Borough Revised Local Plan (2016) policy E8.
9.
No piling using penetrative methods shall be carried out until full details have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details.
Reason: To ensure that the proposed piling does not harm groundwater resources in accordance with policy E7 of the Test Valley Borough Revised Local Plan 2016.
10.
No drainage systems for the infiltration of surface water to the ground shall be installed until full details have been submitted to and approved in writing by the Local Planning Authority. Any
proposals for such systems must be supported by a new assessment of the risks to controlled waters that accounts for the sites presence within a source protection zone 1. The development shall be carried out in accordance with the approved details.
Reason: 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 E7 of the Test Valley Borough Revised Local Plan 2016.
11.
If, during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the local planning authority) shall be carried out until a remediation strategy detailing how this contamination will be dealt with has been submitted to, and approved in writing by, the local planning authority. The remediation strategy shall be implemented as approved.
Reason: To ensure a safe working environment, and 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 from previously unidentified contamination sources at the development site in accordance with policies E7 and E8 of the Test Valley Borough Revised Local Plan 2016.
12.
The development hereby permitted shall be carried out in accordance with the provisions set out within the submitted Arboricultural Impact Assessment report (prepared by Bowland Tree Consultancy Ltd, dated January 2025).
Note: Specific attention is drawn to the Arboricultural Method Statement section of the report where provision has been made for a pre-commencement meeting and regular supervision visits to oversee the works. These must be undertaken with regular
updated reports to the Local Planning Authority detailing all work
progress close to trees.
Reason: To ensure the enhancement of the development by the retention of existing trees and natural features during the construction phase in accordance with Test Valley Borough Revised Local Plan policy E2.
13.
The landscaping of the site shall be implemented, managed and maintained in accordance with the submitted details comprising of drawing numbers “1602-03 Revision P04” and “1602-04 Revision P05” and the “5 Year Landscape Management & Maintenance Plan” report (prepared by Cambium, Rev P03, dated March 2026). The landscaping scheme shall be implemented prior to the development hereby permitted being brought into use, and any species which die, or become seriously defected or diseased within the first five years should be replaced like for like as specified within the submitted details.
Reason: To ensure that landscaping and landscape features enable the development to positively integrate into the landscape character of the area and to ensure appropriate maintenance of all landscaped areas in accordance with Test Valley Borough Revised Local Plan (2016) Policy E2.
14.
No development shall take place above DPC level of the development hereby permitted until samples and details of the materials to be used in the construction of all external surfaces hereby permitted have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.
Reason: To ensure the development has a satisfactory external appearance in the interest of visual amenities in accordance with Test Valley Borough Revised Local Plan (2016) Policy E1.
15.
No external plant, machinery or equipment shall be installed in association with the use of the development hereby permitted until full details have been submitted to and approved in writing by the Local Planning Authority. Such details shall include the location, appearance, design, specification and noise performance of the plant or equipment, and all measures required to mitigate any noise emissions to ensure that they will not cause detriment to the amenity of nearby residential occupiers. Development shall be carried out in accordance with the approved details and any mitigation measures required to reduce noise from the plant or equipment shall be completed prior to the same being brought into use and permanently retained thereafter.
Reason: In the interest of the amenity in accordance with Test Valley Borough Revised Local Plan (2016) Policy E8.
16.
No external lighting shall be installed at the site until full details have been submitted to and approved in writing by the Local Planning Authority. Lighting shall be designed in accordance with the guidance produced by the Institute of Lighting Professionals, ILP, Guidance Note GN01/21, ‘The Reduction of Obtrusive Light’, in respect of light intrusion; light spill; bright luminaires, and upward light ratio (ULR) of luminaires. The lighting shall be installed, operated and retained in accordance with the approved details.
Note: The lighting strategy shall be in accordance with Guidance Note 08/23: Bats and Artificial Lighting at Night.
Reason: In the interests of amenity and biodiversity in accordance with Test Valley Borough Revised Local Plan (2016) Policies E5 and E8.
17.
Notwithstanding the details submitted, the development hereby
permitted shall not be brought into use until a Travel Plan has
been submitted to and approved in writing by the Local Planning
Authority. The Travel Plan shall be implemented in accordance
with the approved details for the lifetime of the development.
Reason: To support and promote the use of sustainable transport
in accordance with Test Valley Borough Revised Local Plan 2016
policy T1.
18.
The development hereby permitted shall not be brought into use
until a Delivery and Servicing Plan has been submitted to and
approved in writing by the Local Planning Authority. The
development shall be operated in accordance with the approved
details.
Reason: In the interests of highway safety in accordance with
Test Valley Borough Revised Local Plan 2016 policy T1.
19.
The development hereby permitted shall not be brought into use
until a delivery management scheme, detailing how noise and disturbance from deliveries and collections to and from the development will be managed, has been submitted to and approved in writing by the Local Planning Authority. The development shall be operated in accordance with the approved details.
Reason: In the interests of amenity in accordance with Test Valley Borough Revised Local Plan (2016) Policy E8.
20.
The development hereby permitted shall not be occupied until space has been laid out and provided for the parking and manoeuvring of vehicles to enable them to enter and leave the site in a forward gear in accordance with the approved plan and this space shall thereafter be reserved for such purposes at all times.
Reason: In the interests of highway safety in accordance with Test Valley Borough Revised Local Plan (2016) Policies T1 and T2.
21.
The development hereby permitted shall not be occupied until provision for cycle parking/storage has been made in accordance with the approved plans. The cycle parking/storage provision shall thereafter be maintained for such purposes at all times.
Reason: In the interest of providing sufficient safe parking for cyclists and in accordance with Policy T2 of the Test Valley Borough Revised Local Plan 2016.
22.
The development shall be designed and built so that it achieves a standard equivalent to Building Research Establishment's Environmental Assessment Method (BREEAM) 'excellent' credit required for water consumption (reference Wat 1). The development shall not be occupied until written evidence demonstrating that this level of water consumption is achieved for the development has been submitted to and approved in writing by the Local Planning Authority.
Reason: In the interests of improving water usage efficiency in accordance with policy E7 of the Test Valley Borough Revised Local Plan 2016.
Note: Evidence of a suitable BREEAM certificate or written evidence by a BREEAM accredited professional would both be potentially appropriate forms of submission.
23.
No deliveries, collections, unloading or loading activities shall take place on the site other than between the hours of 0700-2300 daily.
Reason: In the interests of amenity in accordance with Test Valley Borough Revised Local Plan (2016) Policy E8.
24.
The development hereby permitted shall only be used as a Class E(a) retail food store and shall be restricted to 'limited product line deep discount retailing' and shall be used for no other purpose falling within Class E of the Town and County Planning (Use Classes) Order 1987 (as amended) (or any order revoking or re-enacting or amending that Order with or without modification). 'Limited product line deep discount retailing' shall be taken to mean the sale of no more than 2000 individual product lines.
Reason: In order to protect the vitality and viability ofthe town centre in accordance with Test Valley Borough Revised Local Plan (2016) Policy LE11.
25.
26.
The gross internal area of the development hereby permitted shall not exceed 1,912 sq.m and the net retail sales area shall not exceed 1,154 sq.m. No more than 20% of the sales floor space within the development hereby permitted shall be used for the sale of comparison goods.
Reason: In order to protect the vitality and viability ofthe town centre in accordance with Test Valley Borough Revised Local Plan (2016) Policy LE11.
Prior to first deliveries of food to the retail store the 1.8m high close board fence that forms the northern boundary of the application site shall be installed. The fence shall thereafter be maintained in accordance with the approved landscaping details.
Reason: To limit /mitigate the effect of vehicle movements – and specifically the impact of vehicle headlights in the carpark and reversing alarms arising from vehicles manoeuvring to the delivery bay, on the living conditions of nearby residential property. In accordance with Policy E8 of the Test Valley Borough Revised Local Plan (2016).
Notes to applicant:
1.
In reaching this decision Test Valley Borough Council (TVBC) has had regard to the National Planning Policy Framework and takes a positive and proactive approach to development proposals focused on solutions. TVBC work with applicants and their agents in a positive and proactive manner offering a pre-application advice service and updating applicants/agents of issues that may arise in dealing with the application and where possible suggesting solutions.
2.
The applicant's attention is drawn to the advice provided by the Environment Agency dated 17 February 2025 in respect of excavated material arising from the site and whether this would fall under the definition of waste.
3.
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 Test Valley Borough Council. There are statutory exemptions and transitional arrangements which mean that the biodiversity gain condition does not always apply. However based on the information available this permission is one which will require the approval of a biodiversity gain plan before development is begun because none of the statutory exemptions or transitional arrangements are considered to apply. Development shall proceed in accordance with any such approved details, with the approved Biodiversity Gain Plan maintained for the minimum of the 30 years which is set in the Environment Act 2021.
4.
Separate permission would be required from the Highway Authority to create the proposed vehicular access. This would require the developer to apply for both a Section 184 and Section 171 Licence. The granting of any planning permission does not grant the applicant the right to build the proposed access. This will require formal engineering drawings and the Highway Authority will reserve the right to require works to have a Section 278 Minor Works Agreement or full Section 278 Agreement if it is deemed that the works necessitate this. It should also be noted that the Highway Development Agreements team are consulted for information on all Section 171 and Section 184 applications. The final decision rests with the Highways Operation Centre and the granting of the Licence is not guaranteed.
25/00261/FULLN
APPLICATION TYPE
FULL APPLICATION - NORTH
REGISTERED
18.02.2025
APPLICANT
Aldi Stores Limited
SITE
Office Depot Uk Limited, Guilbert House, Greenwich Way, SP10 4JZ, ANDOVER TOWN (HARROWAY)
PROPOSAL
Demolition of buildings and construction of foodstore (Use Class E) together with associated works including parking, access and landscaping
AMENDMENTS
Amended/additional plans and information received;
· 18.02.2025 – updated ownership certificate;
· 19.03.2025 – amended air quality assessment;
· 24.04.2025 – additional flood risk assessment;
· 09.05.2025 – additional noise information;
· 12.05.2025 – additional highway information;
· 14.07.2025 – amended air quality assessment;
· 15.07.2025 – additional retail impact assessment and responses to third party representations;
· 15.08.2025 – additional noise information;
· 18.09.2025 – additional drainage information;
· 30.09.2025 – additional drainage information;
· 03.11.2025 – additional noise information;
· 21.01.2026 – additional retail impact assessment.
CASE OFFICER
Emma Jones
The motion as set out in the agenda was proposed by Councillor Budzynski and seconded by Councillor Z Brooks.
An amendment to the proposal was proposed by Councillor Borg-Neal and seconded by Councillor Neal. The amendment sought to mitigate the effect of vehicle movement on neighbouring properties by implementing a 1.8m high fence. Upon being put to the vote the motion was carried.
The full motion with the agreed amendment was put to the vote and the motion was carried.
RECOMMENDATION
PERMISSION subject to conditions and notes
1.
The development hereby permitted shall be begun within three years from the date of this permission.
Reason: To comply with the provision of Section 91 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.
2.
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers;
230426-1000 Revision P03 230426-1300 Revision P05 230426-1350 Revision P02 230426-1360 Revision P02 230426-1400 Revision P02 230426-1401 Revision P02 3376-R 6
Reason: For the avoidance of doubt and in the interests of proper planning.
3.
No development shall take place (including any approved demolition and site clearance works) until a Construction Environmental Management Plan (CEMP) has been submitted to and approved in writing by the Local Planning Authority. The CEMP shall include an assessment of the impact of emissions of noise, vibration, artificial light and dust arising from demolition activity, construction activity, site clearance, ground-works, site compounds, and associated activities such as vehicle movements on and off site, including deliveries, and in doing so adopt best practice to identify and assess the significance of those risks posed to amenity from the emissions. The CEMP shall set out the mitigation measures to be employed to; avoid significant adverse impacts from emissions, and to satisfactorily control adverse impacts on sensitive land uses from emissions to acceptable levels. The development shall be carried out in accordance with the approved details.
Reason: Details are required prior to the commencement of development in the interests of amenity in accordance with Test Valley Borough Revised Local Plan (2016) policy E8.
4.
No development shall take place (including any approved demolition and site clearance works) until a Construction Environmental Management Plan for Biodiversity (CEMP: Biodiversity) has been submitted to and approved in writing by the Local Planning authority. The CEMP: Biodiversity shall include the following:
a) Risk assessment of potentially damaging construction activities;
b) Identification of “biodiversity protection zones” (e.g. onsite habitat and SINC);
c) Practical measures (both physical measures and sensitive working practices) to avoid or reduce impacts during construction (may be provided as a set of method statements);
d) The location and timing of sensitive works to avoid harm to biodiversity features;
e) The times during construction when specialist ecologists need to be present on site to oversee works;
f) Responsible persons and lines of communication;
g) The role and responsibilities on site of an ecological clerk of works (ECoW) or similarly competent person;
h) Use of protective fences, exclusion barriers and warning signs.
The CEMP: Biodiversity shall draw together and detail all the avoidance and mitigation measures provided in the applicant’s supporting ecological information. Development shall be carried out in accordance with the approved details.
Reason: Details are required prior to the commencement of development to conserve biodiversity in accordance with Test Valley Borough Revised Local Plan 2016 policy E5.
5.
No development shall take place (including any approved demolition and site clearance works) until an Ecology Design Strategy (EDS) has been submitted to an approved in writing by the Local Planning Authority. The EDS shall include the following:
a) Purpose and conservation objectives for the proposed works;
b) Review of site potential and constraints;
c) Detailed design(s) and/or working method(s) to achieve stated objectives;
d) Extent and location/area of proposed works on appropriate scale maps and plans;
e) Type and source of materials to be used where appropriate, e.g. native species of local provenance;
f) Timetable for implementation demonstrating that works are aligned with the proposed phasing of development;
g) Persons responsible for implementing the works;
h) Details of initial aftercare and long-term maintenance;
i) Details for monitoring and remedial measures;
j) Details for disposal of any wastes arising from works.
The development shall be carried out in accordance with the approved details and all mitigation and enhancement measures shall be retained in perpetuity.
Reason: Details are required prior to the commencement of development to conserve biodiversity in accordance with Test Valley Borough Revised Local Plan 2016 policy E5.
6.
No development shall take place until an Employment and Skills Plan to encourage and promote skills and training in the construction industry, in accordance with the Construction Industry Training Board (CITB) Project Based Approach and based on the National Skills Academy for Construction (NSAfC) Guidance notes 2024 (or any updated versions of this document with or without modification), has been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.
Reason: Details are required prior to the commencement of the development in order to identify and provide skills needs and training delivery in accordance with Test Valley Borough Revised Local Plan 2016 policy ST1.
7.
Notwithstanding the information submitted, no development shall take place (other than any approved demolition and site clearance works) until a detailed surface water drainage scheme for the site, based on the principles within the submitted Flood Risk Assessment and Drainage Strategy and its associated appendices (prepared by Craddys, reference 13590w0002 Revision B, dated April 2025), has been submitted to and approved in writing by the Local Planning Authority. The submitted details should include the following:
· A technical summary highlighting any changes to the design from that within the submitted assessment/strategy.
· Infiltration test results undertaken in accordance with BRE365 and providing a representative assessment of those locations where infiltration features are proposed, and winter groundwater monitoring data recorded between October and April demonstrating a minimum 1m unsaturated zone between the base of the proposed infiltration feature and the peak measured groundwater level.
· Detailed drainage plans to include type, layout and dimensions of drainage features including references to link to the drainage calculations.
· Detailed drainage calculations to demonstrate existing runoff rates are not exceeded and there is sufficient attenuation for storm events up to and including 1:100 year event + climate change;
· Details for the long-term maintenance arrangements for the surface water drainage system including maintenance schedules for each drainage feature type and ownership, and details of protection measures.
Development shall be carried out and maintained in perpetuity in accordance with the approved details, and no dwelling shall be occupied until all drainage works have been carried out in accordance with such details.
Reason: Details are required prior to the commencement of development to ensure the prevention of an increased risk of flooding and to ensure the improvement and protection of water quality, habitat and amenity in accordance with policy E7 of the Test Valley Borough Revised Local Plan 2016.
8.
No development shall take place (other than any approved demolition and site clearance works) until an assessment of the nature and extent of any contamination and a scheme for remediating the contamination has been submitted to and approved in writing by the Local Planning Authority. The assessment must be undertaken by a competent person and shall assess the presence of any contamination on the site, whether or not it originates on the site. The assessment shall comprise at least a desk study and qualitative risk assessment and, where appropriate, the assessment shall be extended following further site investigation work. In the event that contamination is found, or is considered likely, the scheme shall contain remediation proposals designed to bring the site to a condition suitable for the intended use. Such remediation proposals shall include clear remediation objectives and criteria, an appraisal of the remediation options, and the arrangements for the supervision of remediation works by a competent person. The site shall not be brought in to use until a verification report, for the purpose of certifying adherence to the approved remediation scheme, has been submitted to and approved in writing by the Local Planning Authority.
Reason: Details are required prior to the commencement of development to ensure a safe working environment in accordance with Test Valley Borough Revised Local Plan (2016) policy E8.
9.
No piling using penetrative methods shall be carried out until full details have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved details.
Reason: To ensure that the proposed piling does not harm groundwater resources in accordance with policy E7 of the Test Valley Borough Revised Local Plan 2016.
10.
No drainage systems for the infiltration of surface water to the ground shall be installed until full details have been submitted to and approved in writing by the Local Planning Authority. Any
proposals for such systems must be supported by a new assessment of the risks to controlled waters that accounts for the sites presence within a source protection zone 1. The development shall be carried out in accordance with the approved details.
Reason: 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 E7 of the Test Valley Borough Revised Local Plan 2016.
11.
If, during development, contamination not previously identified is found to be present at the site then no further development (unless otherwise agreed in writing with the local planning authority) shall be carried out until a remediation strategy detailing how this contamination will be dealt with has been submitted to, and approved in writing by, the local planning authority. The remediation strategy shall be implemented as approved.
Reason: To ensure a safe working environment, and 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 from previously unidentified contamination sources at the development site in accordance with policies E7 and E8 of the Test Valley Borough Revised Local Plan 2016.
12.
The development hereby permitted shall be carried out in accordance with the provisions set out within the submitted Arboricultural Impact Assessment report (prepared by Bowland Tree Consultancy Ltd, dated January 2025).
Note: Specific attention is drawn to the Arboricultural Method Statement section of the report where provision has been made for a pre-commencement meeting and regular supervision visits to oversee the works. These must be undertaken with regular
updated reports to the Local Planning Authority detailing all work
progress close to trees.
Reason: To ensure the enhancement of the development by the retention of existing trees and natural features during the construction phase in accordance with Test Valley Borough Revised Local Plan policy E2.
13.
The landscaping of the site shall be implemented, managed and maintained in accordance with the submitted details comprising of drawing numbers “1602-03 Revision P04” and “1602-04 Revision P05” and the “5 Year Landscape Management & Maintenance Plan” report (prepared by Cambium, Rev P03, dated March 2026). The landscaping scheme shall be implemented prior to the development hereby permitted being brought into use, and any species which die, or become seriously defected or diseased within the first five years should be replaced like for like as specified within the submitted details.
Reason: To ensure that landscaping and landscape features enable the development to positively integrate into the landscape character of the area and to ensure appropriate maintenance of all landscaped areas in accordance with Test Valley Borough Revised Local Plan (2016) Policy E2.
14.
No development shall take place above DPC level of the development hereby permitted until samples and details of the materials to be used in the construction of all external surfaces hereby permitted have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details.
Reason: To ensure the development has a satisfactory external appearance in the interest of visual amenities in accordance with Test Valley Borough Revised Local Plan (2016) Policy E1.
15.
No external plant, machinery or equipment shall be installed in association with the use of the development hereby permitted until full details have been submitted to and approved in writing by the Local Planning Authority. Such details shall include the location, appearance, design, specification and noise performance of the plant or equipment, and all measures required to mitigate any noise emissions to ensure that they will not cause detriment to the amenity of nearby residential occupiers. Development shall be carried out in accordance with the approved details and any mitigation measures required to reduce noise from the plant or equipment shall be completed prior to the same being brought into use and permanently retained thereafter.
Reason: In the interest of the amenity in accordance with Test Valley Borough Revised Local Plan (2016) Policy E8.
16.
No external lighting shall be installed at the site until full details have been submitted to and approved in writing by the Local Planning Authority. Lighting shall be designed in accordance with the guidance produced by the Institute of Lighting Professionals, ILP, Guidance Note GN01/21, ‘The Reduction of Obtrusive Light’, in respect of light intrusion; light spill; bright luminaires, and upward light ratio (ULR) of luminaires. The lighting shall be installed, operated and retained in accordance with the approved details.
Note: The lighting strategy shall be in accordance with Guidance Note 08/23: Bats and Artificial Lighting at Night.
Reason: In the interests of amenity and biodiversity in accordance with Test Valley Borough Revised Local Plan (2016) Policies E5 and E8.
17.
Notwithstanding the details submitted, the development hereby
permitted shall not be brought into use until a Travel Plan has
been submitted to and approved in writing by the Local Planning
Authority. The Travel Plan shall be implemented in accordance
with the approved details for the lifetime of the development.
Reason: To support and promote the use of sustainable transport
in accordance with Test Valley Borough Revised Local Plan 2016
policy T1.
18.
The development hereby permitted shall not be brought into use
until a Delivery and Servicing Plan has been submitted to and
approved in writing by the Local Planning Authority. The
development shall be operated in accordance with the approved
details.
Reason: In the interests of highway safety in accordance with
Test Valley Borough Revised Local Plan 2016 policy T1.
19.
The development hereby permitted shall not be brought into use
until a delivery management scheme, detailing how noise and disturbance from deliveries and collections to and from the development will be managed, has been submitted to and approved in writing by the Local Planning Authority. The development shall be operated in accordance with the approved details.
Reason: In the interests of amenity in accordance with Test Valley Borough Revised Local Plan (2016) Policy E8.
20.
The development hereby permitted shall not be occupied until space has been laid out and provided for the parking and manoeuvring of vehicles to enable them to enter and leave the site in a forward gear in accordance with the approved plan and this space shall thereafter be reserved for such purposes at all times.
Reason: In the interests of highway safety in accordance with Test Valley Borough Revised Local Plan (2016) Policies T1 and T2.
21.
The development hereby permitted shall not be occupied until provision for cycle parking/storage has been made in accordance with the approved plans. The cycle parking/storage provision shall thereafter be maintained for such purposes at all times.
Reason: In the interest of providing sufficient safe parking for cyclists and in accordance with Policy T2 of the Test Valley Borough Revised Local Plan 2016.
22.
The development shall be designed and built so that it achieves a standard equivalent to Building Research Establishment's Environmental Assessment Method (BREEAM) 'excellent' credit required for water consumption (reference Wat 1). The development shall not be occupied until written evidence demonstrating that this level of water consumption is achieved for the development has been submitted to and approved in writing by the Local Planning Authority.
Reason: In the interests of improving water usage efficiency in accordance with policy E7 of the Test Valley Borough Revised Local Plan 2016.
Note: Evidence of a suitable BREEAM certificate or written evidence by a BREEAM accredited professional would both be potentially appropriate forms of submission.
23.
No deliveries, collections, unloading or loading activities shall take place on the site other than between the hours of 0700-2300 daily.
Reason: In the interests of amenity in accordance with Test Valley Borough Revised Local Plan (2016) Policy E8.
24.
The development hereby permitted shall only be used as a Class E(a) retail food store and shall be restricted to 'limited product line deep discount retailing' and shall be used for no other purpose falling within Class E of the Town and County Planning (Use Classes) Order 1987 (as amended) (or any order revoking or re-enacting or amending that Order with or without modification). 'Limited product line deep discount retailing' shall be taken to mean the sale of no more than 2000 individual product lines.
Reason: In order to protect the vitality and viability ofthe town centre in accordance with Test Valley Borough Revised Local Plan (2016) Policy LE11.
25.
26.
The gross internal area of the development hereby permitted shall not exceed 1,912 sq.m and the net retail sales area shall not exceed 1,154 sq.m. No more than 20% of the sales floor space within the development hereby permitted shall be used for the sale of comparison goods.
Reason: In order to protect the vitality and viability ofthe town centre in accordance with Test Valley Borough Revised Local Plan (2016) Policy LE11.
Prior to first deliveries of food to the retail store the 1.8m high close board fence that forms the northern boundary of the application site shall be installed. The fence shall thereafter be maintained in accordance with the approved landscaping details.
Reason: To limit /mitigate the effect of vehicle movements – and specifically the impact of vehicle headlights in the carpark and reversing alarms arising from vehicles manoeuvring to the delivery bay, on the living conditions of nearby residential property. In accordance with Policy E8 of the Test Valley Borough Revised Local Plan (2016).
Notes to applicant:
1.
In reaching this decision Test Valley Borough Council (TVBC) has had regard to the National Planning Policy Framework and takes a positive and proactive approach to development proposals focused on solutions. TVBC work with applicants and their agents in a positive and proactive manner offering a pre-application advice service and updating applicants/agents of issues that may arise in dealing with the application and where possible suggesting solutions.
2.
The applicant's attention is drawn to the advice provided by the Environment Agency dated 17 February 2025 in respect of excavated material arising from the site and whether this would fall under the definition of waste.
3.
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 Test Valley Borough Council. There are statutory exemptions and transitional arrangements which mean that the biodiversity gain condition does not always apply. However based on the information available this permission is one which will require the approval of a biodiversity gain plan before development is begun because none of the statutory exemptions or transitional arrangements are considered to apply. Development shall proceed in accordance with any such approved details, with the approved Biodiversity Gain Plan maintained for the minimum of the 30 years which is set in the Environment Act 2021.
4.
Separate permission would be required from the Highway Authority to create the proposed vehicular access. This would require the developer to apply for both a Section 184 and Section 171 Licence. The granting of any planning permission does not grant the applicant the right to build the proposed access. This will require formal engineering drawings and the Highway Authority will reserve the right to require works to have a Section 278 Minor Works Agreement or full Section 278 Agreement if it is deemed that the works necessitate this. It should also be noted that the Highway Development Agreements team are consulted for information on all Section 171 and Section 184 applications. The final decision rests with the Highways Operation Centre and the granting of the Licence is not guaranteed.
8
25/02401/FULLN - 10.10.2025
RECOMMENDATION: PERMISSION
SITE: Land West of West Road, Barton Stacey, Hampshire, BARTON STACEY
CASE OFFICER: Ash James
SITE: Land West of West Road, Barton Stacey, Hampshire, BARTON STACEY
CASE OFFICER: Ash James
Attachments:
- Document 25_02401_FULLN NAPC Report 2 25 Mar 2026
- Document 25_02401_FULLN NAPC Plan 1 25 Mar 2026
- Document 25_02401_FULLN NAPC Plan 2 25 Mar 2026
- Document 25_02401_FULLN NAPC Plan 3 25 Mar 2026
- Document 25_02401_FULLN NAPC Plan 4 25 Mar 2026
- Document 25_02401_FULLN NAPC Plan 5 25 Mar 2026
- Document 25_02401_FULLN NAPC Plan 6 25 Mar 2026
- Document 25_02401_FULLN NAPC Plan 7 25 Mar 2026
Minutes
APPLICATION NO.
25/02401/FULLN
APPLICATION TYPE
FULL APPLICATION - NORTH
REGISTERED
10.10.2025
APPLICANT
JPP Land Limited
SITE
Land West of West Road, Barton Stacey, Hampshire, BARTON STACEY
PROPOSAL
Erection of 4 dwellings and garages, creation of access, landscaping, parking and public open space
AMENDMENTS
Additional information submitted on the 15th December 2025 and 13th January 2026:
· Ecology information
· Amended drainage strategy
· Amended BNG metric
· Ecology information
· Amended Ecology Assessment and BNG Report
CASE OFFICER
Ash James
The motion as set out in the agenda, was proposed by Councillor Budzynski and seconded by Councillor Z Brooks. Upon being put to the vote the motion was carried.
Delegate to the Head of Planning and Building to:
1. Identify and agree to a suitable nitrate mitigation scheme to mitigate the effect of the proposal on the Solent Special Protection Area (SPA) and undertake a Habitat Regulation Assessment (HRA) with Natural England;
2. Complete a suitable legal agreement to secure nitrate mitigation consistent with the HRA as appropriate to Natural England;
Then PERMISSION subject to conditions and notes:
1.
The development hereby permitted shall be begun within three
years from the date of this permission.
Reason: To comply with the provision of Section 91 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.
2.
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers:
25.2146.1010 A 25.2146.4010 25.2146.4020 25.2146.4011 25.2146.4021 24.2146.4100 D3280-FAB-P2-XX-DR-L-8001 P02 25.2146.2000 F TGA.2700.TPP.002 002
Reason: For the avoidance of doubt and in the interests of proper planning.
3.
No development shall take place above DPC level of the development hereby permitted until samples and/or details of the materials to be used in the construction of all external surfaces hereby permitted have been submitted to and approved in writing by the Local Planning Authority.
Development shall be carried out in accordance with the approved details. Reason: To ensure the development would integrate, respect and complement the character of the area in accordance with Test Valley Borough Revised Local Plan (2016) Policy E1
4.
The development hereby approved shall be undertaken in full accordance with the provisions set out within the TGA Arboricultural Consultants Arboricultural Impact Appraisal
and Method Statement reference TGA.2700.ArbImpactAssessmentRevA dated 18/02/2025.
Reason: To ensure the enhancement of the development by the retention of existing trees and natural features during the construction phase in accordance with Test Valley Borough Revised Local Plan policy E2.
5.
Tree protective measures installed (in accordance with the tree protection condition) shall be maintained and retained for the full duration of works or until such time as agreed in writing with the Local Planning Authority. No activities, nor material storage, nor
placement of site huts or other equipment what-so-ever shall take place within the barrier.
Reason: To ensure the avoidance of damage to existing trees and natural features during the construction phase in accordance with Test Valley Borough Revised Local Plan policy E2.
6.
No development shall take place above DPC level of the development hereby permitted until full details of hard and soft landscape works have been submitted to and approved in writing by the Local Planning Authority. Details shall include:
means of enclosure; hard surfacing materials; planting plans; schedules of plants, noting species, plant sizes and proposed numbers/densities; programme of implementation
The landscape works shall be carried out in accordance with the approved details and the implementation programme and retained and maintained for a minimum of 5 years.
Reason: To enable the development to respect, complement and positively integrate into the character of the area in accordance with Test Valley Borough Revised Local Plan (2016) Policies E1 and E2.
7.
In the event that contamination (that was not previously identified) is found at any time during construction works, the presence of such contamination shall be reported in writing to the Local Planning Authority without delay and development shall be suspended on the affected part of the site until a remediation scheme for dealing with that contamination has been approved by the Local Planning Authority. The approved remediation scheme shall be implemented and, if requested, a verification report,
for the purpose of certifying adherence to the approved remediation scheme, shall be submitted to the Local Planning Authority prior to the site being brought in to use.
Reason: In the interests of amenity in accordance with Test Valley
Borough Revised Local Plan 2016 policy E8.
8.
Prior to the installation of any air source heat pump, full details, including the location of the air source heat pump and the manufacturer’s details including noise output, and/or accompanying or proposed mitigation, shall be submitted to and approved in writing by the Local Planning Authority. The air source heat pump shall thereafter be installed and maintained in accordance with the approved details.
Reason: To protect the amenity of the adjoining occupiers in accordance with Policies E8 and LHW4 of the Test Valley Borough Revised Local Plan 2016
9.
No work relating to the construction of the development hereby
approved, including deliveries, collections, or works of demolition
or preparation prior to operations, shall take place before the hours of 08:00 nor after 18.00 on Mondays to Fridays; before the hours of 08:00 nor after 13:00 on Saturdays; and at all on Sundays and Public Holidays.
Reason: In the interests of amenity in accordance with Test Valley
Borough Revised Local Plan 2016 policy E8.
10.
No development shall take place (including any demolition, ground works, site clearance) until a method statement for biodiversity mitigations and enhancements, including but not limited to the measures provided in Section 6 of the Ecological Assessment & BNG Report (Report Ref: DFA25075V3, February 2026) has been submitted to and approved in writing by the local planning authority. The content of the method statement shall include the:
a) purpose and objectives for the proposed works;
b) detailed design(s) and/or working method(s) necessary to achieve stated objectives (including, where relevant, type and source of materials to be used);
c) extent and location of proposed works shown on appropriate scale maps and plans;
d) timetable for implementation, demonstrating that works are aligned with the proposed phasing of construction;
e) persons responsible for implementing the works;
f) disposal of any wastes arising from works (i.e. buffer zones to implement pollution control)
g) details of any exclusion fences to prevent protected species accessing the site during
h) the demolition and construction phases.
i) Reasonable Avoidance Method Statement for Reptiles
The works shall be carried out strictly in accordance with the method statement and shall
be retained in that manner thereafter.
Reason: to conserve and enhance biodiversity in accordance with the Natural Environment and Rural Communities Act 2006 and Policy E5 of the Test Valley Revised Local Plan 2016.
11.
No development shall take place 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 -
a) The parking of site operatives and visitors’ vehicles.
b) Loading and unloading of plant and materials.
c) Management of construction traffic and access routes.
d) Storage of plant and materials used in constructing the development.
e) Vehicle Tracking demonstrating that the largest vehicles associated with the construction process can access, egress and turn within the confines of the site.
f) a scheme detailing the method of cleaning wheels and chassis of all HGV's, plant and delivery vehicles leaving the site and
g) the means of keeping the site access road and adjacent public highway clear of mud and debris during site preparation and construction.
The scheme shall be implemented in accordance with the approved details retained throughout the duration of the development. No vehicles shall leave the site in a condition whereby mud, clay or other deleterious materials shall be deposited on the public highway.
Reason: In the interests of highway safety in accordance with Policy T1 of the Test Valley Revised Local Plan 2016.
12.
The development hereby approved shall be designed and built to meet Regulation 36 2 (b) requirement of 110 litres/person/day water efficiency set out in part G2 of Building Regulations 2015.
Reason: In the interests of improving water usage efficiency in
accordance with policy E7 of the Test Valley Borough Revised Local Plan 2016.
13.
No development shall take place until details of the proposed means of foul sewerage disposal have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details, and none of the dwellings shall be occupied until the works for the disposal of sewage have been provided to serve each dwelling.
Reason: Details are required prior to the commencement of the
development to ensure that adequate provision for sewage
infrastructure has been made having regard to policy E7 of the Test Valley Borough Revised Local Plan 2016
Notes to Applicant:
1.
In reaching this decision Test Valley Borough Council (TVBC) has had regard to the National Planning Policy Framework and takes a positive and proactive approach to development proposals focused on solutions. TVBC work with applicants and their agents in a positive and proactive manner offering a pre-application advice service and updating applicants/agents of issues that may arise in dealing with the application and where possible suggesting solutions.
2.
Attention is drawn to the requirements of the Agreement dated XXXXXX under Section 106 of the Town and Country Planning Act 1990 which affects this development.
3.
The granting of any planning permission does not grant the applicant the right to build the proposed access under the Highway Act. This will require formal engineering drawings and the Highway Authority will reserve the right to require works to have a Section 278 Minor Works Agreement or full Section 278 Agreement if it is deemed that the works necessitate this.
4.
The Planning permission does not authorise the undertaking of any works within the highway (carriageway, footway, verge or public footpath). A licence/permit should be obtained from Hampshire County Council using the following link www.hants.gov.uk/transport or by contacting the Highways Operation Centre on 0300 555 1388. Email roads@hants.gov.uk
5.
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 Test Valley Borough Council. There are statutory exemptions and transitional arrangements which mean that the biodiversity gain condition does not always apply. However, based on the information available this permission is one which will require the approval of a biodiversity gain plan before development is begun because none of the statutory exemptions or transitional arrangements are considered to apply. Development shall proceed in accordance with any such approved details, with the approved Biodiversity Gain Plan maintained for the minimum of the 30 years which is set in the Environment Act 2021.
6.
Bats, birds, great crested newts, reptiles, hedgehogs, dormice all receive a level of protection under various legislative provisions. This includes timing for works, clearance of habitat, and certain mitigation measures. The applicant/developer is reminded that any permission does not absolve them from complying with the requirements set out in legislation separate from planning.
25/02401/FULLN
APPLICATION TYPE
FULL APPLICATION - NORTH
REGISTERED
10.10.2025
APPLICANT
JPP Land Limited
SITE
Land West of West Road, Barton Stacey, Hampshire, BARTON STACEY
PROPOSAL
Erection of 4 dwellings and garages, creation of access, landscaping, parking and public open space
AMENDMENTS
Additional information submitted on the 15th December 2025 and 13th January 2026:
· Ecology information
· Amended drainage strategy
· Amended BNG metric
· Ecology information
· Amended Ecology Assessment and BNG Report
CASE OFFICER
Ash James
The motion as set out in the agenda, was proposed by Councillor Budzynski and seconded by Councillor Z Brooks. Upon being put to the vote the motion was carried.
Delegate to the Head of Planning and Building to:
1. Identify and agree to a suitable nitrate mitigation scheme to mitigate the effect of the proposal on the Solent Special Protection Area (SPA) and undertake a Habitat Regulation Assessment (HRA) with Natural England;
2. Complete a suitable legal agreement to secure nitrate mitigation consistent with the HRA as appropriate to Natural England;
Then PERMISSION subject to conditions and notes:
1.
The development hereby permitted shall be begun within three
years from the date of this permission.
Reason: To comply with the provision of Section 91 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.
2.
The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans, numbers:
25.2146.1010 A 25.2146.4010 25.2146.4020 25.2146.4011 25.2146.4021 24.2146.4100 D3280-FAB-P2-XX-DR-L-8001 P02 25.2146.2000 F TGA.2700.TPP.002 002
Reason: For the avoidance of doubt and in the interests of proper planning.
3.
No development shall take place above DPC level of the development hereby permitted until samples and/or details of the materials to be used in the construction of all external surfaces hereby permitted have been submitted to and approved in writing by the Local Planning Authority.
Development shall be carried out in accordance with the approved details. Reason: To ensure the development would integrate, respect and complement the character of the area in accordance with Test Valley Borough Revised Local Plan (2016) Policy E1
4.
The development hereby approved shall be undertaken in full accordance with the provisions set out within the TGA Arboricultural Consultants Arboricultural Impact Appraisal
and Method Statement reference TGA.2700.ArbImpactAssessmentRevA dated 18/02/2025.
Reason: To ensure the enhancement of the development by the retention of existing trees and natural features during the construction phase in accordance with Test Valley Borough Revised Local Plan policy E2.
5.
Tree protective measures installed (in accordance with the tree protection condition) shall be maintained and retained for the full duration of works or until such time as agreed in writing with the Local Planning Authority. No activities, nor material storage, nor
placement of site huts or other equipment what-so-ever shall take place within the barrier.
Reason: To ensure the avoidance of damage to existing trees and natural features during the construction phase in accordance with Test Valley Borough Revised Local Plan policy E2.
6.
No development shall take place above DPC level of the development hereby permitted until full details of hard and soft landscape works have been submitted to and approved in writing by the Local Planning Authority. Details shall include:
means of enclosure; hard surfacing materials; planting plans; schedules of plants, noting species, plant sizes and proposed numbers/densities; programme of implementation
The landscape works shall be carried out in accordance with the approved details and the implementation programme and retained and maintained for a minimum of 5 years.
Reason: To enable the development to respect, complement and positively integrate into the character of the area in accordance with Test Valley Borough Revised Local Plan (2016) Policies E1 and E2.
7.
In the event that contamination (that was not previously identified) is found at any time during construction works, the presence of such contamination shall be reported in writing to the Local Planning Authority without delay and development shall be suspended on the affected part of the site until a remediation scheme for dealing with that contamination has been approved by the Local Planning Authority. The approved remediation scheme shall be implemented and, if requested, a verification report,
for the purpose of certifying adherence to the approved remediation scheme, shall be submitted to the Local Planning Authority prior to the site being brought in to use.
Reason: In the interests of amenity in accordance with Test Valley
Borough Revised Local Plan 2016 policy E8.
8.
Prior to the installation of any air source heat pump, full details, including the location of the air source heat pump and the manufacturer’s details including noise output, and/or accompanying or proposed mitigation, shall be submitted to and approved in writing by the Local Planning Authority. The air source heat pump shall thereafter be installed and maintained in accordance with the approved details.
Reason: To protect the amenity of the adjoining occupiers in accordance with Policies E8 and LHW4 of the Test Valley Borough Revised Local Plan 2016
9.
No work relating to the construction of the development hereby
approved, including deliveries, collections, or works of demolition
or preparation prior to operations, shall take place before the hours of 08:00 nor after 18.00 on Mondays to Fridays; before the hours of 08:00 nor after 13:00 on Saturdays; and at all on Sundays and Public Holidays.
Reason: In the interests of amenity in accordance with Test Valley
Borough Revised Local Plan 2016 policy E8.
10.
No development shall take place (including any demolition, ground works, site clearance) until a method statement for biodiversity mitigations and enhancements, including but not limited to the measures provided in Section 6 of the Ecological Assessment & BNG Report (Report Ref: DFA25075V3, February 2026) has been submitted to and approved in writing by the local planning authority. The content of the method statement shall include the:
a) purpose and objectives for the proposed works;
b) detailed design(s) and/or working method(s) necessary to achieve stated objectives (including, where relevant, type and source of materials to be used);
c) extent and location of proposed works shown on appropriate scale maps and plans;
d) timetable for implementation, demonstrating that works are aligned with the proposed phasing of construction;
e) persons responsible for implementing the works;
f) disposal of any wastes arising from works (i.e. buffer zones to implement pollution control)
g) details of any exclusion fences to prevent protected species accessing the site during
h) the demolition and construction phases.
i) Reasonable Avoidance Method Statement for Reptiles
The works shall be carried out strictly in accordance with the method statement and shall
be retained in that manner thereafter.
Reason: to conserve and enhance biodiversity in accordance with the Natural Environment and Rural Communities Act 2006 and Policy E5 of the Test Valley Revised Local Plan 2016.
11.
No development shall take place 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 -
a) The parking of site operatives and visitors’ vehicles.
b) Loading and unloading of plant and materials.
c) Management of construction traffic and access routes.
d) Storage of plant and materials used in constructing the development.
e) Vehicle Tracking demonstrating that the largest vehicles associated with the construction process can access, egress and turn within the confines of the site.
f) a scheme detailing the method of cleaning wheels and chassis of all HGV's, plant and delivery vehicles leaving the site and
g) the means of keeping the site access road and adjacent public highway clear of mud and debris during site preparation and construction.
The scheme shall be implemented in accordance with the approved details retained throughout the duration of the development. No vehicles shall leave the site in a condition whereby mud, clay or other deleterious materials shall be deposited on the public highway.
Reason: In the interests of highway safety in accordance with Policy T1 of the Test Valley Revised Local Plan 2016.
12.
The development hereby approved shall be designed and built to meet Regulation 36 2 (b) requirement of 110 litres/person/day water efficiency set out in part G2 of Building Regulations 2015.
Reason: In the interests of improving water usage efficiency in
accordance with policy E7 of the Test Valley Borough Revised Local Plan 2016.
13.
No development shall take place until details of the proposed means of foul sewerage disposal have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details, and none of the dwellings shall be occupied until the works for the disposal of sewage have been provided to serve each dwelling.
Reason: Details are required prior to the commencement of the
development to ensure that adequate provision for sewage
infrastructure has been made having regard to policy E7 of the Test Valley Borough Revised Local Plan 2016
Notes to Applicant:
1.
In reaching this decision Test Valley Borough Council (TVBC) has had regard to the National Planning Policy Framework and takes a positive and proactive approach to development proposals focused on solutions. TVBC work with applicants and their agents in a positive and proactive manner offering a pre-application advice service and updating applicants/agents of issues that may arise in dealing with the application and where possible suggesting solutions.
2.
Attention is drawn to the requirements of the Agreement dated XXXXXX under Section 106 of the Town and Country Planning Act 1990 which affects this development.
3.
The granting of any planning permission does not grant the applicant the right to build the proposed access under the Highway Act. This will require formal engineering drawings and the Highway Authority will reserve the right to require works to have a Section 278 Minor Works Agreement or full Section 278 Agreement if it is deemed that the works necessitate this.
4.
The Planning permission does not authorise the undertaking of any works within the highway (carriageway, footway, verge or public footpath). A licence/permit should be obtained from Hampshire County Council using the following link www.hants.gov.uk/transport or by contacting the Highways Operation Centre on 0300 555 1388. Email roads@hants.gov.uk
5.
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 Test Valley Borough Council. There are statutory exemptions and transitional arrangements which mean that the biodiversity gain condition does not always apply. However, based on the information available this permission is one which will require the approval of a biodiversity gain plan before development is begun because none of the statutory exemptions or transitional arrangements are considered to apply. Development shall proceed in accordance with any such approved details, with the approved Biodiversity Gain Plan maintained for the minimum of the 30 years which is set in the Environment Act 2021.
6.
Bats, birds, great crested newts, reptiles, hedgehogs, dormice all receive a level of protection under various legislative provisions. This includes timing for works, clearance of habitat, and certain mitigation measures. The applicant/developer is reminded that any permission does not absolve them from complying with the requirements set out in legislation separate from planning.
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