Planning Committee Meeting Report

Report from the SMB Planning Committee Meeting held on Tuesday 27 July 2010 at 6.30 pm in the Village Centre.

Those present: Chairman, Cllr Bridget Culley; Cllrs Katie Dixon, Sandra Grunsell, Ray Randall, Trevor Cousins and the Clerk, Derek Kane.

Members of the public present: Mark Cherrington of Cherrington Planning Ltd.

He pointed out that the application was a re-presentation following the withdrawal of an earlier application and was a result of pre-planning consultation with BDBC Planning.

The main changes from the original application is a scaling back of the size of the main replacement dwelling and the tithe barn, a 15year agreement (tied into the S106) for agriculture on a rotational basis to be sustained across the whole estate and provision of permanent passing places on the Stoke to Ashmansworth Lane (where not already provided) which will be a legacy feature for the community and may encourage some Stoke to Newbury traffic to avoid Hurstbourne Tarrant.

a). BDB/72796 — Holdway Cottages, High Street, SMB, SP11 6AY — Installation of oil storage tank.

b). BDB/72810 — Slade Bottom Farm & Binley Farm, Slade Bottom Road, Stoke — Demolition of existing dwelling and barns and erection of replacement dwelling with garage and pool house, construction of tithe barn, temporary access, wildlife pool and associated environmental and landscape alterations.

a). BDB/72692 – Trinley Estate, Trinley Buildings, Finkley Road, Finkley, SP11 6AH — Construction of 2 no. dew ponds for agricultural use.

b). BDB/72552 — Lowick, Stoke Lane, SMB, SP11 6AR — Erection of single storey rear extension and rear porch.

c). BDB/72170 — Bourne Court, Upper Link, SMB, SP11 6BT — Erection of single storey extensions to north west, north east and south west elevations and two storey extension to south east elevation. Demolition of existing lean-to on north west elevation and construction of chimney to north east elevation (Amendment to BDB/71396 to include dormer window to south east elevation, removal of chimney and additional bay window with glass link to approved bay)

d). BDB/72493 — Prosen House, High Street, SMB, SP11 6AY — Erection of single storey front extension.

e). BDB/72353 — Buckets Down Farm House, Upper Woodcott, RG28 7PZ — Erection of a two storey side extension, single storey rear extension and new porch to rear elevation of farmhouse. Conversion of existing outbuilding to staff living accommodation.

1) The proposal would result in the creation of a new residential use in the Countryside for which there is insufficient justification. Accordingly the proposal would be contrary to advice contained in Annex A of Planning Policy Statement 7, 'Sustainable Development in Rural Areas' and Policies D6, D8 and D9 of the Basingstoke & Deane Borough Local Plan 1996-2011.

2) The Local Planning Authority considers that the proposal involves development that cannot be reconciled with national planning guidance in Planning Policy Guidance Note 13 'Transport' and Planning Policy Statement 7 'Sustainable Development in Rural Areas', in that it would result in development that would be inappropriately located away from existing urban areas and would thus over rely on the private car for access and transport purposes. This would result in an unacceptable increase in the number and length of car journeys to the detriment of the environment and the locality. The proposed development therefore conflicts with guidance contained within Planning Policy Statement 1 'Delivering Sustainable Development'; Policies D6, EC6 and A2 of the Basingstoke and Deane Borough Local Plan 1996-2011 and the Basingstoke Environmental Strategy for Transport.

3) The design, depth, height and bulk of the proposed extension would result in an extended dwelling which would be disproportionate and would not respect the scale and the character of the host dwelling. As such, the proposal would have a detrimental impact on the character of the host dwelling. As such the proposal is contrary to Policy E1 (i) of the Basingstoke and Deane Local Plan 1996-2011 and Appendix 13 of the Design and Sustainability Supplementary Planning Document 'Extending Your Home and Replacement Dwellings'.

4) The Local Planning Authority considers that the principle of this form of development is unacceptable in this rural location. The proposed conversion of an outbuilding to domestic use, courtyard and the associated change of use of land would represent an extension of the residential use and an undesirable domestic intrusion into this area of countryside, which is within an Area of Outstanding Natural Beauty. The proposal would erode the local landscape character to the detriment of the visual amenity, scenic quality, and intrinsic character of the rural landscape. As such the proposal would be contrary to Policies E1 and E6(ii) of the Basingstoke and Deane Borough Local Plan 1996-2011 and the guidance contained within Planning Policy Statement 7: Sustainable Development in Rural Areas.

5) The existing dwelling, given its age and location, has the potential for bat roosts, which could be adversely affected by the proposed work. All species of bat are protected in law and they are a material consideration in determining planning applications. Insufficient information has been provided to allow the Local Planning Authority to assess the impacts on bats and to ensure that adequate mitigation is in place to address any impacts. As such the proposal would be contrary to Planning Policy Statement 9: Biodiversity and Geological Conservation and Policy E7 of the Basingstoke and Deane Borough Local Plan 1996 - 2011.

6) In the absence of any completed Section 106 agreement, or in the absence of any justification in the absence of such an agreement, the proposal fails to make adequate contributions towards infrastructure improvements, community facilities and open space. The proposal therefore fails to accord with Policies C1, C7 and A2 of the Basingstoke and Deane Borough Local Plan 1996-2011.

7) Policy E6 of the adopted Local Plan 19962011 states that planning permission will only be granted where it is demonstrated that the proposals will be sympathetic to the landscape character and quality of the area concerned. Development proposals should contribute to the regeneration, restoration, repair or conservation of any landscape likely to be affected. In particular they should respect and improve (ii) the visual amenity and scenic quality; and (v) trees, hedgerows, water features and other landscape elements and features. Insufficient arboricultural information has been submitted to allow a balanced assessment to be made of the potential implications on trees and as such the proposal is contrary to Policy E6 of the Basingstoke and Deane Borough Local Plan 1996 -2011.

a). Access to agricultural land. No update since Full Council Meeting 8 June, minute item 8.8.1.

b). Binley Bottom. No update since Full Council Meeting 8 June, minute item 8.8.4.

a). HBP PC - BDB/69802 — Lower Link Farm, Lower Link, SMB, SP11 6DB - Erection of 3 no. intake bays and 9 no. despatch bays and a storage area adjoining main building. Erection of agricultural and vehicle workshop following demolition of existing. Relocation of existing and provision of new plant and equipment; the provision of temporary construction compound; temporary relocation of crate wash room; and the implementation of a scheme of lighting and landscaping improvements.

Advice that this application is now going to the BDBC Development Control Committee on 18 August 2010 instead of 28 July 2010.

b). TVBC/09/02429/FULLN – Land adjacent The Firs, 14 Walworth Road, Picket Piece, Andover (St Marys) — Change of use from agricultural land for use for travelling showpeoples and accommodation to include 4 plots for residential use and storage and maintenance of fairground equipment, installation of package treatment plant and alteration of existing access. Decision notice.

c). BDB/72604 — Chapmansford Farm House, Harroway, Hurstbourne Priors, RG28 7RR — Change of use of agricultural land to residential use.

9. Finance. Any items for payment that cannot keep until the Full Council meeting on 10 August 2010:

The following payments are now due and cannot be held over until the next council meeting. Cheques were authorised for the following:

a). S106: Following a discussion on S106 as a result of items 3b and 5e above, the clerk was asked to forward explanation materials he has to hand on S106 to councillors.

b). Smannell Road: The chairman and the clerk gave a brief verbal résumé on the Smannell Road Stopping up enquiry held on 20 and 21 July. The Inspector submits his report to the SoS in circa 2/3 weeks and the SoS may accept or reject his recommendations. The clerk, who attended all the proceedings, including the Inspector’s site visit to the development including the proposed diversion route, as well as to SMB itself to point-up the north/south pinchpoints, gave the view that the case for the stopping-up may well be upheld. The QC for the applicants made great play that on the original application back in the mid-noughties, Smannell PC had raised concerns that Smannell Road would become a rat-run for East Anton traffic journeying through Smannell to join the A343 Newbury Road and that the re-route through the new housing areas had been introduced and that the roads, roundabouts and approach junctions had been designed to accept local large transport like agricultural and goods vehicles.

c). Affordable Housing. It is likely that the first meeting of the sub-committee will take place in September. The chairman reminded the two members of the sub-committee present (Cllrs Grunsell and Randall) that the priority Term of Reference that first needs to be addressed is regarding need and type of need (ie numbers requiring housing and whether bungalows (retirement), single working adult, or 2, 3 or 4 bedroom family houses (or a mix thereof).