Test Valley Borough Council Southern Area Planning Committee 4 April 2017

Transcription

1 ITEM 8 APPLICATION NO. 17/00121/FULLS APPLICATION TYPE FULL APPLICATION - SOUTH REGISTERED APPLICANT Bossington Estate SITE Houghton Farm, Houghton, Stockbridge, SO20 6LT, HOUGHTON PROPOSAL Residential development of 13 no. dwellings (including 4 no. affordable units and conversion of agricultural building to a residential dwelling) with associated works including minor works to existing access, hard and soft landscaping, foul sewage, tree works, access and demolition of existing buildings. AMENDMENTS Amended Plans received CASE OFFICER Mr Paul Goodman Background paper (Local Government Act 1972 Section 100D) 1.0 INTRODUCTION 1.1 The application is presented to SAPC as a result of the significant local interest. 2.0 SITE LOCATION AND DESCRIPTION 2.1 The application site is situated within the settlement boundary of Houghton and within the Houghton Conservation Area. The site is currently in use as a farm yard service by two relatively modern agricultural buildings and an older building which is proposed to be converted. 3.0 PROPOSAL 3.1 The application proposes the residential development of 13 no. dwellings (including 4 no. affordable units and conversion of agricultural building to a residential dwelling) with associated works including minor works to existing access, hard and soft landscaping, foul sewage, tree works, access and demolition of existing buildings. 4.0 HISTORY /01347/FULLS - Residential development of 13 dwellings (including affordable units and conversion of agricultural building to a residential dwelling) with associated works including hard and soft landscaping, foul sewage, tree works, access and demolition of buildings. Withdrawn /01366/RDCAS - Demolition of 2 no. buildings. Pending Consideration. 4.3 TVS.5216 Erection of dwelling and conversion of part of barn for use as garage - site adjoining Houghton Farm, Houghton. Refused - 23/02/87. Appeal dismissed - 20/10/87.

2 4.4 TVS.1671 Erection of new Stage III agricultural building - North Houghton Farm, Houghton. Permission - 13/05/ CONSULTATIONS 5.1 Planning Policy & Transport (Policy) No objection, subject to consideration of relevant policies. 5.2 Planning Policy & Transport (Highways) No objection, subject to conditions. 5.3 Planning & Building (Landscape) Objection. 5.4 Planning & Building (Trees) No response received. 5.5 Planning & Building (Design & Conservation) No comment received at the time of reporting. 5.6 Ecology No objection subject to conditions. 5.7 Archaeology No objection, subject to conditions. 5.8 HCC Flood Risk No objection, subject to conditions. 5.9 Housing & Environmental Health (Housing) No objection Natural England No objection Southern Water No objection, subject to note Environmental Services (Refuse) No objection. 6.0 REPRESENTATIONS Expired Houghton Parish Council Comment; The Parish Council consider this site as brownfield, but wish to see a sympathetic development here. Although the Parish Council do not object to this application, they do not yet fully support the application as is, due to some concerns and desired amendments. Houghton Parish Council objects to the proposed footpath from the development to Faithfulls Drove. The footpath will impact upon neighbouring properties. It is unnecessary and duplicates an already existing footpath. The proposed footpath would not be of amenity value. The access point to the development raises concern. This area of the village already is greatly impacted on by parked cars for those accessing the Clarendon Way/Sheepbridge. To lose a further 0.6m of this area of road will only escalate the issue as cars will no longer be able to park on the grass verge, as they currently do, but will be along the road. Houghton Parish Council members would like a site meeting with relevant Highway personnel, the Planning Case Officer and Ward Borough Councillors to discuss this matter directly.

3 There is no need for lighting within the development. The Parish Council oppose potential bollards with down lighters. This is not in keeping with surroundings. The Parish does not have street lighting, therefore would oppose any for this development. The Parish Council request TVBC state a planning condition ensuring construction hours do not allow weekend working and all construction vehicles are to be parked on site always. The Parish Council seek clarification as to what mechanism the Affordable Housing properties will fall within to ensure these units remain in perpetuity for the village and their families. 6.2 Romsey & District Society Support; The Committee concluded to support the proposal for its layout and the provision of new dwellings in the village. 6.3 Romsey Ramblers Comment; Houghton Right of Way 2 runs parallel to the road and is to the west of this development. The Clarendon Way and Monarch's Way are on the south edge. These three footpaths must be kept clear and accessible at all times representations of objection received; In favour of some development on the site and current plans is an improvement. However retain a number of concerns. Pedestrian footpath to Faithfulls Drove is unnecessary and will adversely impact on landscape character and neighbouring amenity. Footpath link to the existing network could be provided through the site instead. Design and location of Units 1 & 2 do not reflect the improved courtyard design of the northern part of the site. Removal of Unit 1 would facilitate an improved design and amenity relationship. Widening of the road and loss of 0.6m of the verge will result in unsafe parking resulting in the access to the site becoming unsafe. Alternative access to the site should be sought. Impact of increased traffic movements in conjunction with neighbouring development at Kents Oak. Lack of low cost affordable rent housing which will remain so in perpetuity. Street lighting is out of character with the village. Significant development should not be allowed in the Conservation Area. Excessive increase in housing numbers. Inadequate local facilities to accommodate the development. Overdevelopment of the village. No housing need.

4 6.5 2 representations of support received; Support the application but also the comments of the parish council. Ideally the affordable housing should be available for rent in perpetuity and to remain that way. Design and layout very much in keeping with local character. Good use of redundant land to meet housing need. Will aid sustainability of the village by allowing younger families to move in. Supports local facilities. Situated within the settlement boundary and well related to highways representations of neither object or support received; In favour of some development on the site and the design is much improved but some concerns remain. The footpath to Faithfulls Drove and associated lighting should be removed. Concern regarding the safety of parking resulting from the removal of 0.6m of the verge. Affordable housing should be available to the villagers in perpetuity. Northern end of the site is much improved but materials must be controlled. 7.0 POLICY 7.1 National Planning Policy Framework (NPPF) 7.2 Test Valley Borough Local Plan COM2 (Settlement Hierarchy), E1 (High Quality Development in the Borough), E2 (Protect, Conserve and Enhance the Landscape Character of the Borough), E5 (Biodiversity), E7 (Water Management), E8 (Pollution), E9 (Heritage), LHW1 (Public Open Space), LHW4 (Amenity), T1 (Managing Movement), T2 (Parking Standard). 7.3 Supplementary Planning Documents - Infrastructure and Developer Contributions, Affordable Housing, Cycle Strategy. 8.0 PLANNING CONSIDERATIONS The main planning considerations are therefore the principle for development, affordable housing, and character of the area, Houghton Conservation Area and the setting of heritage assets, highways, trees and amenity. 8.1 Principle of development The application site is located within the settlement boundary for Houghton for which Policy COM2 accepts development in the form proposed, provided that it is appropriate to the other policies of the revised local plan. Such factors could include an assessment of the impact upon the character of the area, open space and development of other land. The application proposes the erection of new residential properties and the conversion of an existing building to residential use. The site, whilst currently in agricultural use, is not allocated for any specific use and the redevelopment would not prejudice the development of any adjacent land.

5 8.2 Under policy COM2 settlement boundaries for the settlements identified as major centres, key service centres or rural villages that would be sustainable locations for identified forms of development are identified. Houghton is classified as a rural village suitable for residential development in the form of windfall, affordable housing, community led development and replacement dwellings. 8.3 The National Planning Policy Framework and Sustainable Development The National Planning Policy Framework (NPPF) is a material consideration in the assessment of planning applications. The NPPF identifies the three dimensions of sustainable development which should be taken into account, i.e. social, economic and environmental roles (paragraph 7). Paragraph 6 states that the purpose of the planning system is to contribute to the achievement of sustainable development. For the assessment of planning applications, this means approving development proposals that accord with the development plan without delay. As noted above, the principle of additional housing in this location within the settlement boundary complies with Policy COM2. The proposal is therefore considered to represent sustainable development given that it accords with the development plan. 8.4 Housing Land Supply Paragraph 47 of the NPPF requires the Council to demonstrate a minimum of 5 years housing land supply (HLS) with a 5% buffer. This uses the housing requirement established in policy COM1 and has regard to the conclusions of the Inspector s Report on the Examination of the Local Plan. It has also reviewed data sources on housing completions and planning permissions since the last update. 8.5 An assessment of the HLS position as at 1 April 2016, and an interim update as at 1 October 2016, has been undertaken. These positions use the housing requirement established in policy COM1 and have regard to the conclusions of the Inspector s Report on the Examination of the Local Plan. The HLS position for Northern Test Valley, as at 1 April 2016 is 6.96 years of supply, while the interim update as at 1 October 2016 is 6.86 years. Both figures are reported against a target of 5.00 years. The existence of a five year HLS enables the Council to give weight to the policies of the adopted plan (in the context of paragraph 49 of the NPPF) which is considered to be up-to-date. However, the demonstration of a five year HLS does not in itself cap development and any application must be assessed on its merits. 8.6 Affordable Housing Planning policy COM7 has a requirement for a contribution of 40% affordable homes which equates to 46 dwellings on the site. The applicant has confirmed that the required dwellings will be provided to meet the requirement of the overall number of the policy. The provision of affordable housing is to be secured by an s106 legal agreement.

6 8.7 The proposed level of affordable housing provision would meet the requirements of policy COM7. The proposed location and mix of the affordable provision has been supported by the Housing Officer. 8.8 Representations have raised concern that the affordable houses would not be available for rent, retained in perpetuity or restricted the village residents. Policy COM7 seeks a tenure mix of around 70% Affordable Rent and 30% Intermediate (shared ownership), although this is subject to the scale, type and form of provision and is informed by market conditions. The precise tenure balance can form the basis of further discussion the end user affordable housing provider in order to ensure a viable tenure mix is provided. 8.9 As the site is within the settlement boundary and is not being promoted as an affordable housing exception site in the countryside local plan policy does not provide for the restriction of the affordable dwellings to the local area. The normal provisions for eligibility would apply. However Houghton is within a Designated Protected Area for affordable housing and therefore the s106 legal agreement will ensure that they remain affordable housing in perpetuity Character and Appearance Public views of the site are available from the adjacent highways and Public Rights of Way, most notably the elevated view from the Sheepbridge over the River Test to the east of the site Setting of the Conservation Area and Listed Buildings The site has historically been the extended farmyard for Houghton Farm. It is within the Houghton conservation area, a designated heritage asset. The former farmhouse, listed grade II is adjacent at the northern end of the site, facing the village street. The site itself does not front the street, but is separated from it by another dwelling and its garden, known as Houghton Farmhouse. There are also a number of non-designated heritage assets on and in the vicinity of the application site The site itself has, from the earliest map records a largely open character. There have been some buildings on the site (and a couple of C19 buildings remain) but much of it has been open paddock or similar. It may have historically been, in part at least, a rick yard. The Conservation Officer has highlighted the open character which makes the successful development of the site challenging, without harm to the significance of the heritage assets affected (the conservation area listed and unlisted buildings) The Conservation Officer has previously advised that a successful proposal could only result from a full understanding of the significance of the site revealed by a detailed analysis of its historical development, its present character and its contribution to the significance of the heritage assets affected. The revised submission has been the subject of extensive preapplication discussions and is supported by a revised heritage assessment. As a result the revised proposal reflects a better understanding of the heritage context of the site.

7 8.14 The detailed comments of the Conservation Officer were not available at the time of reporting and members will be updated at SAPC. However, as is described above, the proposals were the subject of extensive positive preapplication discussions and it is understood that the Conservation Officer has no objection subject to the imposition of conditions to secure detailed designs of some smaller elements and appropriate materials Character and appearance Public views of the site are available from the adjacent highways and Public Rights of Way, most notably the elevated view from the Sheepbridge over the River Test to the east of the site The proposed scheme has been significantly amended from the previous application following pre-application discussions with the Conservation Officer. Principally the amendments have sought the introduction of a courtyard layout bounded on one side by an L-shaped two-storey building reflecting the form of a traditional C18 and C19 agricultural building. The courtyard layout has now been followed through the whole development and overall the scheme has achieved a holistic design removing the detached properties on the western boundary which were previously considered to have a suburban character. A key element of the site, both historically and now is its undeveloped nature and the presence of significant opens areas. The revised scheme has allowed for the provision of open space adjacent the neighbouring listed properties and within the courtyard area itself The most notable spaces from public views are the gap between Houghton Farmhouse and Southend Cottages, and the gap between the two listed buildings at the access. Both are visible in longer view from the right of way network. The demolition of the large modern agricultural building would enhance the open view from the access and that view retained by the revised layout. The overall barn/courtyard style buildings proposed would reflect the historic use of the site and is considered to have no significant detrimental impact on it character In terms of the design of the individual buildings, there is now a feeling of an overarching design concept and the previous concerns regarding fenestration details and materials have been resolved. The individual designs have been inspired in form and detail from historic buildings locally with a better regard for the context of the neighbouring properties. The revised application better reflects the village street scene and wider character As a result it is considered that the proposed development, by virtue of its layout and design, makes a positive contribution to the character, appearance and setting of the conservation area, and complies with policies E1 and E9 of the TVBLP 2016.

8 8.20 Landscape The site is well screened along its longer boundaries. From the west by a strong mature treeline, from the east by existing dwellings with varying mature garden vegetation. The strong western boundaries means that little change would be perceived visually in the wider countryside landscape however the perception of development from uses/noises would change when using the Public Right of Way, but this would be as an extension to existing residential developments associated with rear gardens When viewed from the highway the site is relatively well screened by existing dwellings, garden vegetation and site vegetation. The existing vegetation within and around the site forms a strong and enclosed character together with the existing buildings The Landscape Officer has raised concern in relation to the provision of the parking courtyard area and a number of smaller elements, principally relating to boundary treatments and increased opportunities for planting within the site Amended landscaping details have been received but the Landscape Officer had not had the opportunity to comment at the time of reporting. Members will be updated at SAPC on whether the amendments affect the Landscape Officers opinion of the scheme Highways Many of the representations have drawn reference to highways matters. Specifically in relation to the safety of the proposed access, the impact of additional vehicle movements, alterations to the verge and the provision of adequate parking Access There are currently three access points to the application site. Two on to the main village road to the southeast and a further access onto Faithfulls Drove to the southwest. Access to the site was the subject of extensive pre-application discussions with the Highways Officer. Following those discussions and further visits to the site the Highways Officer has advised that only the northern most access onto the village road between Houghton Farm and Houghton Farm House could be made safe for access to the site The access onto Faithfulls Drove would not be encouraged in principle as it is a secondary road to the main village street. In addition the access could not be widened to a safe dimension without the use of land outside the applicants control or detrimental impact on the trees to the west. Furthermore the junction of Faithfulls Drove and the main village road suffers from poor visibility. Alterations at the junction to provide better visibility would be outside of the applicants control and would likely require the removal of substantial areas of boundary planting within third party ownership on both sides of the highway.

9 8.27 The southern most access onto the main village road is also restricted by its width and available visibility. Again improvements are restricted by the neighbouring properties and the extent of the applicant s ownership The northernmost access, which is proposed to be use, is of a sufficient width and can accommodate the required visibility with modest alterations to the public highway. It is proposed, with the consent of HCC, to realign the highway by the removal of a small (approx. 60cm) strip of the grass verge on the opposite side of the highway in order to provide the required visibility Many of the representations have raised objection to the removal of the verge which is understood to be used informally for visitors to the local footpaths and River Test. As a result further discussions have been undertaken with a view to facilitating the continued use of the verge for informal parking. The existing verge slopes gently away from the highway before meeting a ditch adjacent the hedged boundary of the adjacent field. There is an opportunity to level the remaining verge and further investigate the potential to infill the ditch, which does not appear to provide a drainage purpose, in order to better facilitate informal parking The suggested solution is currently being investigated. However it is not clear at the time of reporting if the area in question is within the ownership of a third party or part or the Highways Authority. In the event that it is shown to be in third party ownership it would not be possible to secure the proposed improvements through the planning process as part of the current application. Members will be updated at SAPC however it remains the advice of the Highways Officer that the scheme in its current form would not remove the opportunity for the current informal parking to take place. As a result, in the event that the verge works could not be secured, it is not considered that a reason for refusal could be substantiated Representations have also suggested that a new access be formed from the rear garden of Houghton Farmhouse. Whilst it appears that a suitably safe access could be provided as suggested the proposed route is outside of the applicant s control. In addition such a proposal would potentially require the removal of part of a large listed wall which is a prominent feature of the neighbouring site The Highways Officer has advised that the proposed access is the only option that can be made safe and, subject to the proposed highways works to be secured by s.278 agreement with HCC, adequate visibility splays can be provided Parking The Highways Officer raised some initial concern to the proposals in relation to the location of the three visitor spaces to the front of three of the units. It would be acceptable to relocate them either side of the central tree (north and south sides) where hard surfacing not required by the tracking of a refuse vehicle is available proposed parking provision. Further amended plans have been submitted and it is anticipated that this matter will be resolved prior to the committee meeting.

10 8.34 It is proposed to provide formal spaces for the properties known as Southend Cottages which are situated outside of the application site. It is understood that an informal arrangement is in place whereby the applicant has allowed the parking of some vehicles associated with those properties within the existing farm yard as they do not benefit from any on plot parking. Whilst the provision of a single parking space for these properties does not meet the standard identified in policy T However the minimum standard required by policy T2 could only be applied to the proposed development and not existing properties outside of the application site. The Southend Cottages do not benefit from any on-site parking and there is no realistic way to provide any. In this case it is considered that the provision of some formal parking for those dwellings, albeit below the minimum standard, would be beneficial and would not be secured other than by the development of the application site Subject to the minor alteration to the visitor parking spaces described above, the Highways Officer has raised no objection to the proposed development. Subject to the imposition of conditions relating to the retention of vehicle parking and the provision of cycle storage the proposed development is considered to have no significant impact on highways or pedestrian safety and complies with policies T1 and T Trees The application is supported by an arboricultural report (Woodland & Countryside Management Ltd, May 2015). The Tree Officer is satisfied that this not only gives a fair reflection of the trees present and sets out the constraints the trees represent but also specifies appropriate tree protection required should development proceed The site is characterised by a substantial line of mature trees, principally Limes with Horse Chestnut to end, along north western boundary that make a strong visual contribution to locality. Smaller trees within site, of most note the several Ash to west of redundant barns are of the less amenity value. The trees are protected by virtue of standing within the conservation area In response the original submission the Tree Officer commented that the proposed development allowed for the retention of the boundary tree line and one of the Ash and a fruit tree. Other trees were shown to be removed with some replanting proposed. The proposed felling was considered to have little impact on visual amenities of the conservation area As a result the Tree Officer raised no objection to the principle of development but requires further details of drainage and services, tree protection barriers and no dig construction methods, including the extent of areas where such surfacing is to be used, to be secured by condition. Subject to the required conditions the proposed development is considered to have no significant adverse impact on protected trees and complies with policy E2 of the TVBLP.

11 8.41 Residential Amenities There are two elements to the consideration of amenity. Firstly is the amenity of the future residents of the development site and secondly the impact of the proposal upon the amenity of existing neighbouring properties Impact on the amenities of the future occupiers The layout for the provision of 13 dwellings appears to provide for adequate private amenity space and indicates that suitable relationships between the properties could be achieved to avoid significant impacts on amenity by virtue of overlooking, overshadowing and overbearing Impact on the amenities of neighbouring properties Representations have raised concern regarding the impact of the proposed development on the amenities of neighbouring properties, specifically those of Honeysuckle Cottage The amended plans have retained separation distances of at least 20m from the new development to adjacent dwellings. Views of the rear gardens of neighbouring properties from first floor rear facing windows are at oblique angles and further restricted by boundary walls and planting. It is also proposed to improve the boundary planting between the proposed dwellings and the property known as Cobblers. As a result it is not considered that a reason for refusal on the basis of overlooking, overshadowing or overbearing impact could be substantiated The revised scheme, as a result of the orientation of the properties and juxtaposition with residential neighbours is considered to result in an acceptable relationship with neighbouring properties in accordance with policy LHW Noise It is not considered that the domestic occupation, and associated traffic movements, of the dwellings themselves would result in a level of new noise disturbance that would detract from the amenity of neighbouring properties. Particularly when considered in relation to the proximity of the main village road and the existing use of the site as a farm yard. Whilst the current level of activity appears to be low the operation of the farm yard could result in numerous movements of large vehicles and noise disturbance during unsociable hours. As a result it is not considered that a reason for refusal on the basis of noise disturbance could be substantiated. However, given the proximity of neighbouring properties there is potential for disturbance during construction works and it is appropriate to restrict the hours of construction Light Pollution Concern has also been raised in relation to light pollution from the proposed development, particularly in relation to external lighting. Whilst the domestic use of the dwellings themselves is not considered likely to result in significant light pollution there is potential for insensitive external lighting to have an adverse impact on amenity in addition to landscape character and protected species. It is not intended that the highways be adopted and there is no indication that high level street lighting is proposed. However it is considered reasonable to secure details of all external lighting by condition.

12 8.48 Contamination The Environmental Protection Officer has raised no objection to the proposed development. However given the previous use as a farm yard any permission should be subject to the imposition of a condition to secure a survey of the nature and extent of any contamination and a scheme for remediating the contamination Footpath Access to Faithfulls Drove Representations have raised concern regarding the necessity of the proposed footpath link and its impact on the amenities of Honeysuckle Cottage. The proposed footpath link would be adjacent the rear garden of the neighbouring property The proposed link would sit parallel to the existing footpath outside the western boundary of the application site. As a result there is some potential for walkers to travel through the site to reach Faithfulls Drove and link with the existing network rather than walking along the public highway. The revised site plan now includes access through the site directly to the public footpath to the north of the neighbouring properties. As a result pedestrian traffic travelling past the rear garden of Honeysuckle Cottage would be limited to access onto Faithfulls Drove. Whilst the provision of the pedestrian link to Faithfulls Drove would appear to replicate the existing routes its use, particularly considering the new link to the existing footpath, is not considered to result in an adverse impact on the amenities of neighbouring properties Ecology The application is supported by a range of documents including an Ecological Appraisal (John Wenman Ecological Consultancy, August 2015). This includes a range of surveys that have been carried out to appropriate standards. In summary, the Ecological Officer is satisfied with the information regarding protected species Internationally and nationally designated sites The application site is within or in close proximity to a European designated site (also commonly referred to as Natura 2000 sites), and therefore has the potential to affect its interest features. European sites are afforded protection under the Conservation of Habitats and Species Regulations 2010, as amended (the Habitats Regulations ). The application site is in close proximity to the New Forest Special Protection Area (SPA) and Special Area of Conservation (SAC) which are European sites. The sites are also listed as New Forest Ramsar site1 and also notified at a national level as the New Forest Site of Special Scientific Interest (SSSI). In addition the application site is also in close proximity to the Mottisfont Bats SAC and SSSI New Forest SPA The development will result in a net increase in residential dwellings within 13.6km of the New Forest SPA. This distance defines the zone identified by recent research where new residents would be considered likely to visit the New Forest. The New Forest SPA supports a range of bird species that are vulnerable to impacts arising from increases in recreational use of the Forest

13 that result from new housing development. While clearly one new house on its own would not result in any significant effects, it has been demonstrated through research, and agreed by Natural England that any net increase (even single or small numbers of dwellings) would have a likely significant effect on the SPA when considered in combination with other plans and projects To address this issue, Test Valley Borough Council has adopted an interim mitigation strategy has been agreed that would fund the delivery of a new strategic area of alternative recreational open space that would offer the same sort of recreational opportunities as those offered by the New Forest. Therefore it is considered necessary and reasonable to secure the appropriate contributions within the s106 legal agreement Habitats The majority of the site is comprised of the farm yard with large areas of rough hard standing and as such has limited ecological interest. Some other habitats are present around the boundaries, notably some mature and more ecologically-rich hedgerows. These are largely being retained and the Ecology Officer has raised no objection in this regard Bats The application is supported by a report of the thorough and professional bat survey work that has been carried out at the site to appropriate methodologies and standards. This report includes results and conclusions of the full survey work, an assessment of the impacts to bats and the measures to ensure that any impacts to bats are avoided or compensated for. The survey work identified that one of the on-site buildings (B4) was found to support roosting soprano pipistrelle and brown long-eared bats. The development will result in the loss of roosts used by individual non-breeding bats. If avoidance measures are not taken then the work has the potential to kill / injure individual bats. The development will therefore result in a breach of the EU Directive. The other building and the trees on site were not found to support bat roosts In order for the LPA to assess the application against the Habit Regulations sufficient details must be available to show how killing / injury of bats will be avoided and how the impacts to bats / bat roosts will be addressed. In this case, a strategy is provided that includes methods to be followed during the development to ensure bats are not disturbed, killed or injured, together with new roosting opportunities to be provided on the new development. The Ecology Officer has expressed support for all these measures and, on the basis of the information currently available is confident that the development is not unlikely to be licensed Provided that the agreed mitigation proposals are implemented the Ecology Officer has raised no objection to the proposals. The mitigation measures are detailed in the submitted ecological report and are secured by condition.

14 8.59 Reptiles The site presents good quality reptile habitat. A thorough and appropriate reptile survey (John Wenman Ecological Consultancy, May 2015) identified only one grass snake on the site. The mitigation strategy for reptiles is sound and the Ecology Officer has raised no concern other than to note that the point regarding maintaining the vegetation closely cropped before ground works start cannot be secured through the planning process Breeding birds The site was found to support a typical assemblage of bird species and no significant populations of notable species were identified. Most of the suitable nesting habitat will be retained, and the development will also provide opportunities for enhanced habitat in the open space element Enhancements This development provides opportunities to enhance biodiversity. This would be in accordance with the National Planning Policy Framework (NPPF) as well as Section 40 of the Natural Environment and Rural Communities (NERC) Act 2006 which states that every public authority must, in exercising its functions, have regard, so far as is consistent with the proper exercise of those functions, to the purpose of conserving biodiversity. Policy E5 of the Test Valley local plan also states that the Council will seek to enhance biodiversity, in particular the biodiversity interests of legally protected species The ecology report does include some general recommendations regarding possible ecological enhancements but these are somewhat generic. It is considered that there is opportunity for a range of additional measures that should be incorporated in the final scheme. The Ecology Officer has therefore advised that a condition be applied to any permission to secure the provision of a biodiversity enhancement scheme Flood Risk and Drainage The application is supported by a Flood Risk Assessment, Foul Sewage Assessment and Utilities Assessment Surface Water Drainage The Lead Flood Authority has reviewed the submitted Flood Risk Assessment and associated plans and has raised no objection subject to the submission of further details. The proposals for the surface water drainage do show that a system can be constructed that will not increase flood risk. The Lead Flood Authority has requested that the details of the following matters be secured by condition; Infiltration test results undertaken to BRE 365. Drainage Layout Plan. Revised calculations based on the detailed drainage layout. Evidence that exceedance flows have been assessed and the areas where ponding could occur, identified. Information on who is going to be undertaking the maintenance of the different drainage elements.

15 8.65 Foul Sewage Southern Water has confirmed that there is currently no practical option to connect to the local network to provide foul sewage disposal to service the proposed development. As a result it is proposed to utilise a sewage treatment plant to service the development. Both the treatment plant and drainage field are proposed to be situated within the field to the west of the site which is within the applicant s ownership Water management The 2016 Local Plan includes a requirement in policy E7 to achieve a water consumption standard of no more than 100 litres per person today. This reflects the requirements of part G2 of the 2015 Building Regulations. A condition would be applied in order to address this. Subject to such a condition the proposal would comply with policy E Archaeology The site is within the historic core of the medieval village and it is likely that archaeological remains relating to the origins and development of the village will be encountered during development. The application has been submitted with a Heritage Statement that addresses the character and evolution of the buildings and the impact of the development upon them. It is the advice of the Archaeology Officer that this Heritage Statement should be extended to consider and address any below ground archaeological issues. The Archaeology Officer does not anticipate any overriding archaeological issues but such an assessment would likely identify the need for some archaeological recording Records indicate that the remains of a Saxon longhouse are located around 200 metres to the south west of the site, with Late Iron Age and Roman remains recorded further to the south west and medieval earthworks located immediately to the west and north of the village core. The site clearly has some archaeological potential and from the scale of the proposed development it is entirely possible that ground working associated with construction could impact upon as yet unrecorded archaeological features and/or deposits associated with the early and later medieval phases of Houghton as well as evidence of Roman or later prehistoric activity As a result the Archaeology Officer has advised that a condition is attached to any planning permission. Such a condition would require the preparation of a Written Scheme of Investigation (WSI) that sets out the methodology for an archaeological watching brief on the ground works associated with the development to ensure that any archaeological remains encountered are recognised, characterised and recorded. Provision should also be made for the public dissemination of any results.

16 8.70 Economic Sustainability 8.71 Workforce Development The proposed development would generate a number of construction and supply chain jobs during the construction phase. This is an economic benefit weighing in favour of the proposals Education Provision Consideration also needs to be given as to the impact of the proposed new housing on education provision within the local area. Hampshire County Council Children s Services have been consulted as part of the application. They have confirmed that they have no comments to make and that they will not be seeking any contribution from the developer to provide additional school places in this instance Community Infrastructure Levy The Council has commenced charging the Community Infrastructure Levy (CIL). The Council will be charging CIL liable development which is retail development over 280 square metres, residential development over 100 square metres and all new residential dwellings, if granted planning permission on or after the 1 st August Self-build and affordable housing is exempt from paying CIL. 9.0 CONCLUSION 9.1 The development is considered acceptable in principle and to have no significant adverse effect on the character and appearance of the application site, heritage assets, and the street scene, amenities of neighbouring properties, ecology or highways safety. The proposal therefore complies with the relevant policies of the TVBLP 2016 and the National Planning Policy Framework RECOMMENDATION Delegate to Head of Planning and Building for the completion of S106 agreement to secure the provision of affordable housing and contributions to the New Forest SPA, then PERMISSION subject to: 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 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.

17 3. Development shall proceed in accordance with the Reptile Mitigation Proposals as set out in Section 5 of the Reptile Survey (John Wenman Ecological Consultancy, May 2015) and Bat Mitigation Proposals as set out in Section 5 of the Reptile Survey (John Wenman Ecological Consultancy, August 2015). Reason: To avoid impacts to reptiles, in accordance with Policy ENV05 the Test Valley borough local plan. 4. No development shall take place (including site clearance within the application site/area indicated red, until the applicant or their agents or successors in title has secured the implementation of a programme of archaeological work, in accordance with a written brief and specification for a scheme of investigation and mitigation, which has been submitted by the developer and approved in writing by the Local Planning Authority Reason: The site is potentially of archaeological significance in accordance with Test Valley Borough Revised Local Plan (2016) Policy E9. 5. Prior to the commencement of development the access shall be constructed with the visibility splays of 2.4m by 45.6m to the south and 2.4m by 51.4m to the north and maintained as such at all times. Within these visibility splays notwithstanding the provisions of the Town & Country Planning (General Permitted Development) Order 2015 (or any Order revoking and re-enacting that Order) no obstacles, including walls, fences and vegetation, shall exceed the height of 1 metre above the level of the existing carriageway at any time. Reason: In the interest of highway safety in accordance with Test Valley Borough Revised Local Plan (2016) Policy T1. 6. At least the first 5 metres of the access track measured from the nearside edge of carriageway of the adjacent highway shall be surfaced in a non-migratory material prior to the use of the access commencing and retained as such at all times. Reason: In the interest of highway safety in accordance with Test Valley Borough Revised Local Plan (2016) Policy T1. 7. The development 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) Policy T1. 8. 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 and approved. Details shall include-where appropriate: proposed finished levels or contours; means of enclosure; car parking layouts; other vehicle and pedestrian access and circulation areas; hard surfacing materials; minor artefacts and structures (e.g. furniture, play equipment, refuse or other storage units, signs, lighting, etc.); proposed and existing functional services above and below ground (e.g. drainage, power,

18 communications cables, pipelines etc. indicating lines, manholes, supports.); retained historic landscape features and proposals for restoration, where relevant. Soft landscape works shall include: planting plans; written specifications (including cultivation and other operations associated with plant and grass establishment); schedules of plants, noting species, plant sizes and proposed numbers/densities. The landscape works shall be carried out in accordance with the implementation programme and in accordance with the management plan. Reason: To improve the appearance of the site and enhance the character of the development in the interest of visual amenity and contribute to the character of the local area in accordance with Test Valley Borough Revised Local Plan (2016) Policy E1 and E2. 9. 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 Reason: In the interests of improving water usage efficiency in accordance with policy E7 of the Test Valley Borough Revised Local Plan Details of any external lighting shall be submitted to and approved in writing by the local planning authority prior to first installing any such lighting before the building(s) is/are occupied. Development shall be carried out in accordance with the approved details. Reason: To safeguard the amenities of the area and/or in the interests of road safety in accordance with Test Valley Borough Revised Local Plan (2016) Policy E Notwithstanding the details of the submitted arboricultural report no development (including site clearance and any other preparatory works) shall take place until an updated arboricultural survey has been undertaken and a scheme detailing how trees shown on the approved plans to be retained are to be protected has been submitted to and approved in writing by the Local Planning Authority. Such a scheme shall include a plan showing the location and specification of any protective fencing, ground protection or other precautionary measures as informed by British Standard 5837:2012 and details of details of drainage and services and no dig construction methods, including the extent of areas where such surfacing is to be used. Such protection measures shall be installed prior to any other site operations and at least 2 working days notice shall be given to the Local Planning Authority. Tree protection installed in discharge of this condition shall be retained and maintained for the full duration of works or until such time as agreed in writing with the Local Planning Authority. No activities whatsoever shall take place within the protected areas without the prior written agreement of the Local Planning Authority. Reason: To prevent the loss during development of trees and natural features (Local Plan Policy E2) and to ensure so far as is practical that development progresses in accordance with current best practice.

19 12. Prior to the commencement of development full details of the layout for the parking and manoeuvring onsite of contractor's and delivery vehicles during the construction period shall be submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be implemented prior to the commencement of development and retained for the duration of the construction period. Reason: In the interest of highway safety in accordance with Test Valley Borough Local Plan 2016 policy T Prior to the commencement of development detailed proposals for the sustainable disposal of foul and surface water and any trade effluent shall be submitted to and approved in writing by the Local Planning Authority. The agreed details shall be fully implemented before the first occupation of the dwellings. Reason: To ensure a satisfactory form of development and in the interest of local amenities in accordance with Test Valley Borough Revised Local Plan 2016 policy E No works pursuant to the development hereby permitted shall be undertaken outside of hours Monday to Friday and hours on Saturdays or at any time on Sundays, Public and Bank Holidays. Reason: To maintain the character and amenities of the surrounding local area in accordance with Test Valley Borough Local Plan 2016 policies LHW4 and E 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: To ensure a safe living/working environment in accordance with Test Valley Borough Local Plan 2006 policy HAZ04.