7. 16/03103/FULLS (PERMISSION) SITE: Abbotsford, Braishfield Road, Romsey, ROMSEY EXTRA

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1 7. 16/03103/FULLS (PERMISSION) SITE: Abbotsford, Braishfield Road, Romsey, ROMSEY EXTRA CASE OFFICER: Rachel Illsley 8. 17/00121/FULLS (PERMISSION) SITE: Houghton Farm, Houghton, Stockbridge, HOUGHTON CASE OFFICER: Paul Goodman 9. 16/02056/FULLS (PERMISSION) SITE: The Black Horse, West Tytherley, Salisbury, WEST TYTHERLEY AND FRENCHMOOR CASE OFFICER: Rachel Illsley /03166/FULLS (PERMISSION) SITE: Garage Court at Scott Close/Eldon Road, Kings Somborne, Stockbridge, KINGS SOMBORNE CASE OFFICER: Astrid Jahn / Jason Owen /00082/FULLS (PERMISSION) SITE: Granton, Cupernham Lane, Romsey, ROMSEY EXTRA / ROMSEY TOWN (CUPERNHAM) CASE OFFICER: Paul Goodman

2 APPLICATION NO. SITE 16/03103/FULLS Abbotsford, Braishfield Road, Romsey, SO51 0PB, ROMSEY EXTRA COMMITTEE DATE 4 th April 2017 ITEM NO. 7 PAGE NO UPDATES & AMENDMENTS 1.1 Para 2.2 should refer to Abbotsmead, not Abbotsford Cottage. 1.2 Para 4.1 An appeal has now been submitted to the Planning Inspectorate in respect of application 15/03137/OUTS. This is due to be heard via Public Inquiry, the date of which is yet to be confirmed. 1.3 Paragraph 6.5 should state 92 letters of representation. 1.4 Para 9.5 delete the word outline from last line of this paragraph. 1.5 A further 3 letters of representation have been received in respect of the amended plans, raising the following issues: Amendments do not alter original comments made earlier in year Still an unnecessary development of the area If approved, will make mockery of Local Plan adopted only last year Designated countryside and rural area with extremely low density any property more than 2 storeys high would irrevocably change this and become an eyesore, urbanising area Objection to closeness of property to northern boundary of Abbotsmead Height of properties facing southern boundary of Abbotsmead not acceptable, leading to overlooking and loss of privacy No mention on plans of how boundaries to Abbotsmead and Bramble Cottage are to be addressed Visitor parking along access/emergency road not acceptable Objection of closeness of visitor parking to Abbotsmead leading to securing problems, noise and overlooking Will encourage vans, lorries, motorhomes and caravans along boundary wall of Abbotsmead Parking spaces around green playing area causes visibility problems for children Sufficient parking should be incorporated within housing design next to properties, not on edge of green areas to please planners Planning permission refused in 1994 for chalet bungalow on highway grounds why are you now considering entrance in same place with over 100 vehicles entering/leaving? Safety issues for Bramble Cottage and Scout Hut Entrance to development is too narrow for amount of traffic movement proposed and in middle of 6 existing drives/entrances insufficient frontage to allow necessary visibility splays Works traffic should not be allowed access from Braishfield Road but 1

3 use Ganger Farm site entrance Risk to pedestrians and pedestrians crossing with traffic exiting site has not been assessed How will substantial well be addressed between Abbotsmead and Bramble Cottage - will it affect underground water course? Development will affect natural soakaway how will this be addressed? Issue of serious pollution causing health/medical issues 2.0 CONSULTATIONS/REPRESENTATIONS 2.1 Education Provision As referred to in paragraph 8.79, final comments were awaited from HCC in respect of education provision. These comments have now been received and are summarised below: Site lies within the catchment area of Cupernham Primary School. As these pair of schools will be full from the Abbotswood development, and with the difficulty of expanding the Cupernham Schools further, an expansion of Romsey Primary School has been agreed in order to accommodate the yield of pupils from Abbotsford and other housing sites in the area. Financial contribution required towards this provision. 2.2 The recommendation below has been updated to reflect this additional obligation, which would be secured via the required legal agreement. Subject to the completion of this agreement, the application is considered to be in accordance with Policy COM in terms of infrastructure provision, with regards to education. 2.3 Ecology As referred to in paragraph 8.61, the Ecology Officer has requested a site-wide mitigation plan drawing together all of the required mitigation measures, as well as detailed biodiversity enhancement measures. An Ecological Mitigation and Management Plan has now been received and the following comments have been received from the Ecology Officer: This is well-considered document that pulls together and expends on various strands of mitigation and enhancement measures set out in earlier reports. Satisfied that the badger condition and additional enhancement information condition no longer required, subject to adherence to EMMP being secured by condition. No detailed lighting plans available yet therefore condition relating to lighting still required. 2.4 In light of these comments and subject to the recommended conditions being applied, as set out below, the application is considered to be in accordance with Policy E5 of the RLP. 2.5 Landscape An amended landscape masterplan and detailed landscaping proposals have now been received, addressing the concerns of the Landscape Officer copies of these plans are attached to the update paper. Subject to conditions to ensure the implementation of these proposals and the submission of a 2

4 detailed landscape management strategy, there is no objection to the proposals on landscape grounds and the proposals are considered to be in accordance with Policy E2 of the RLP. 2.6 Highways Following receipt of the amended site layout drawing, the Highway Officer has confirmed no objection to the internal layout of the site, parking provision and the proposed access design. As such, the proposed development is considered to be in accordance with Policies T1 and T2 of the RLP. 2.7 Drainage No further comments have been received from the Lead Local Flood Authority in respect of the additional drainage information provided by the applicants. However, no objection was raised in principle in respect of surface water drainage to the previous application, subject to a condition requiring a detailed surface water drainage strategy to be submitted for approval. This same condition is therefore recommended in respect of the current application, to enable the proposed details to be fully considered and assessed by the LLFA. Subject to this condition being applied, the proposals are considered to be in accordance with Policy COM15 of the RLP. 2.8 Housing Paragraphs of the report (pages 22-23) deal with affordable housing, with the delivery of 40% affordable housing being a material benefit of the proposed development. 2.9 Details of the current number of households registered on the Council s Housing Register, as at 3 rd April 2017, have been provided by the Housing Unit, as shown below: The total number of households registered is 1,990. Of the 1,990 Households registered the following table details the need for South (Romsey) by Assessed bedroom Need and Assessed Band: Assessed bed need Total Total 728 Of the 1,990 Households registered the following table details the need for North (Andover) by Assessed bedroom Need and Assessed Band: Assessed bed need Total

5 Total The 18 units that would be secured on site, as well as the additional financial contribution to be secured in respect of the remaining 0.4 unit, would therefore contribute towards meeting this current level of need for affordable housing within the Borough. 3.0 AMENDED RECOMMENDATION Delegate to the Head of Planning & Building for the completion of a legal agreement to secure the following: Provision of 18no affordable units on site, with final tenure and mix to be agreed and a financial contribution equating to 0.4 unit towards off-site provision; Financial contribution of 1,300 per dwelling towards mitigation measures in accordance with the New Forest SPA Mitigation Interim Framework ; and Financial contribution towards expansion of Romsey Primary School to ensure additional primary place provision Then PERMISSION subject to the following 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 The development hereby permitted shall not be carried out except in complete accordance with the details shown on the submitted plans: Location Plan/Site Plan - Drawing No Streetscenes - Drawing No SS-001A Streetscenes Drawing No SS 002A Streetscenes Drawing No SS-003D Streetscenes Drawing No SS-004C Housetype Portfolio Planning Layout - Drawing No E Landscape Masterplan Drawing BDWS C Landscape Proposals BDWS C Sheet 1 Landscape Proposals BDWS C Sheet 2 Landscape Proposals BDWS C Sheet 3 Landscape Proposals BDWS C Sheet 4 Bin and Cycle Storage Plan - Drawing No Rev D Parking Strategy Plan - Drawing No Rev D External Enclosures Plan - Drawing No Rev D Affordable Housing Plan- Drawing No Rev E External Finishes Plan - Drawing No Rev F Open Space Plan - Drawing No Rev E Sub Station Plan - Drawing No SUB-001 Storey Heights Plan - Drawing No Rev E Proposed Surface Finishes - Drawing No Rev B Proposed Surface Finishes - Drawing No Rev B Proposed Surface Finishes - Drawing No Rev B Proposed Levels Plan - Drawing No Rev A 4

6 Proposed Levels Plan - Drawing No Rev A Refuse Vehicle Tracking - Drawing No Rev A Refuse Vehicle Tracking - Drawing No Rev A Fire Vehicle Tracking - Drawing No Rev A Fire Vehicle Tracking - Drawing No Rev A Proposed Services Plan - Drawing No Rev C Proposed Services Plan - Drawing No Rev C Pumping Station Tracking - Drawing No Rev A Additional Tracking - Drawing No Rev A Proposed Site Access - Drawing No /A/14 Reason: For the avoidance of doubt and in the interests of proper planning. 3. Before the development hereby permitted is commenced details, including plans and cross sections, shall be submitted to and approved by the Local Planning Authority of the existing and proposed ground levels of the development and the boundaries of the site and the height of the ground floor slab and damp proof course in relation thereto. Development shall be undertaken in accordance with the approved details. Reason: To ensure satisfactory relationship between the new development and the adjacent buildings, amenity areas and trees in accordance with Test Valley Borough Revised Local Plan (2016) Policy E1. 4. Prior to the commencement of the development hereby permitted, a detailed external lighting scheme shall be submitted to and approved by the Local Planning Authority. This shall include the positioning, height and design of all external lighting. Implementation shall be in accordance with the approved details. Reason: to avoid impacts to bat foraging activity, in accordance with Policy E5 of the Test Valley Borough Revised Local Plan (2016). 5. No development hereby permitted shall commence until a Construction Traffic Management Plan to include details of provision to be made on site for contractor s parking, construction traffic access, wheel washing facilities, space reserved for the turning of delivery vehicles and lorry routeing has been submitted to and approved in writing by the Local Planning Authority. Implementation shall be in accordance with the approved details with the approved measures being retained throughout the construction period. Reason: In the interest of highway safety and in accordance with Policy T1 of the Test Valley Borough Revised Local Plan (2016). 6. 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 (2016). 7. Prior to the commencement of the development hereby permitted, a surface water drainage scheme for the site, based on sustainable drainage principles and an assessment of the hydrological and hydro geological context of the development, shall be submitted to and approved in writing by the Local Planning Authority. Details 5

7 shall include the responsibilities of each party for the implementation of the scheme; a timetable for its implementation; a management and maintenance plan for the lifetime of the development; arrangements for adoption by any public authority or statutory undertaker and any other arrangements to secure the operation of the scheme throughout its lifetime. The scheme shall subsequently be implemented in accordance with the approved details before the development is occupied. 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. Prior to the commencement of the development hereby permitted, full details of the proposed foul drainage strategy for the site shall be submitted to and approved in writing by the Local Planning Authority. The scheme shall subsequently be implemented in accordance with the approved details before the development is occupied. Reason: To ensure satisfactory drainage provision in accordance with Policy E7 of the Test Valley Borough Revised Local Plan (2016). 9. The development hereby approved shall be undertaken in full accordance with the provisions set out within the submitted Arboricultural Assessment and Method Statement, (Barrell Tree Consultants, ref: AA2-MW, dated 02 Dec 2016) and the Tree Protection Plan, drawing number BT2. Reason: To ensure the enhancement of the development by the retention of existing trees and natural features, in accordance with Policy E2 of the Test Valley Borough Revised Local Plan (2016). 10. Tree protective measures installed in accordance with Condition 10 shall be maintained and retained for the full duration of the works or until such time as agreed in writing with the Local Planning Authority. No activities, material storage or placement of site huts and/or other equipment shall take place within the barriers. Reason: To ensure the avoidance of damage to existing trees and natural features during the construction phase, in accordance with Policy E2 of the Test Valley Borough Revised Local Plan (2016). 11. All service routes, drain runs, soakaways or excavations in connection with the development hereby permitted shall remain wholly outside the tree protection barriers. Reason: To ensure the avoidance of damage to existing trees and natural features during the construction phase, in accordance with Policy E2 of the Test Valley Borough Revised Local Plan (2016). 12. Prior to the commencement of the development hereby permitted, full details and samples of the materials to be used in the construction of all external surfaces shall be submitted to and approved in writing by the Local Planning Authority. Implementation shall be 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 Policy E1 of the Test Valley Borough Revised Local Plan (2016). 6

8 13. 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. In the event that contamination is found, or is considered likely, a scheme containing remediation proposals designed to bring the site to a condition suitable for the intended use shall be submitted to and approved in writing by the Local Planning Authority. 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 Revised Local Plan (2016) Policy E In the event that contamination that was not previously identified is found at any time during demolition and/or 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: To ensure a safe living/working environment in accordance with Test Valley Borough Revised Local Plan (2016) Policy E No percussive or vibratory piling work shall be conducted on site until a noise and vibration assessment, including a scheme of mitigation measures, has been submitted to and approved in writing by the Local Planning Authority. Implementation shall be in accordance with the approved details. Reason: To protect the amenities of neighbouring residential properties, in accordance with Policy E8 of the Test Valley Borough Revised Local Plan (2016). 16. The development hereby permitted shall be carried out in accordance with the submitted Ecological Mitigation and Management Plan, (WYG, March 2017) and aside from the temporary measures related to the construction phase protection of biodiversity, all biodiversity mitigation and enhancement features shall be permanently retained and maintained in accordance with the approved details. Reason: to avoid impacts to notable habitat, protected and notable species and to conserve and enhance biodiversity, in accordance with Policy E5 of the Test Valley Borough Revised Local Plan (2016). 7

9 17. No part of the development hereby permitted shall be commenced until such time as a detailed off-site highway works design package, as shown in principle on drawing Drawing No /A/14, Proposed Site Access, has been submitted to and approved in writing by the Local Planning Authority, Reason: In the interest of highway safety and in accordance with Policy T1 of the Test Valley Borough Revised Local Plan (2016). 18. The development shall not be occupied until such time as the offsite highway works as approved under Condition 13 have been constructed to the written satisfaction of the Local Planning Authority. Reason: In the interest of highway safety and in accordance with Policy T1 of the Test Valley Borough Revised Local Plan (2016). 19. 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. Notes to applicant: 1. In reaching this decision Test Valley Borough Council (TVBC) has had regard to paragraphs 186 and 187 of 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. 8

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16 APPLICATION NO. SITE 17/00121/FULLS Houghton Farm, Houghton, Stockbridge, SO20 6LT, HOUGHTON COMMITTEE DATE 4 th April 2017 ITEM NO. 8 PAGE NO AMENDMENTS 1.1 Amended landscape details have been received and considered by the Landscape Officer. Additional bat survey information has been provided and considered by the Ecology Officer. An additional representation has been received and summarised below. A correction is made to the Officers report. As a result the recommended conditions have been amended. In addition, as the s106 legal agreement has not been completed at the time of consideration, the recommendation has been adjusted to reflect delegation to the Head of Planning and Building for its completion. 2.0 CONSULTATIONS 2.1 Planning & Building (Landscape) No objection following the submission of revised details. 2.2 Ecology No objection, subject to condition. 2.3 Planning & Building (Design & Conservation) No objection, subject to conditions. 3.0 REPRESENTATIONS additional representation of support Design and layout in keeping with farmyard and local character. Good use of redundant land to provide much needed housing particularly in Hampshire villages. Support local community, economy and allow younger families to move into the area. Location permits traffic to leave by the Stockbridge, Bossington or Horsebridge roads. Few trees need be removed and planting scheme is consistent with the village. Many of the negative comments are outweighed by the merits. 4.0 PLANNING CONSIDERATIONS 4.1 Landscape Character As described in the Officers recommendation a revised landscape scheme has been submitted in response to the comments of the Landscape Officer to the original submission. 4.2 The revised landscape proposals include introduction of a landscape strip to the rear of parking spaces 3 5 and the visitor space adjacent to Plot 2 s rear boundary; and amendment to the northern curtilage boundary definition to Plot 15

17 2 (as shown on the revised detailed landscape proposals drawing), amongst other minor changes to planting, re. Replacing climbers with hedges, and reduction in the total number of timber bollards along the length of the proposed linking footpath to Faithfulls Drove, etc. 4.3 In addition a footpath link to the existing off site FP2 that runs parallel along the length of the application site s western boundary has been introduced. This footpath will be of no-dig construction and can be accommodated without detriment to any existing tree RPAs. 4.4 The Landscape Officer has raised no objection to the revised soft landscaping details, including the management plan, subject to conditions to secure the tree detail in relation to the footpath link and hard landscaping works. Condition 8 has been amended to reflect the Landscape Officers revised comments. Details of the no-dig surface areas are already required under the existing condition Ecology The Ecology Officer has reviewed the revised bat survey information and has raised no objection. Condition 3 has been revised to reflect the updated survey information. 4.6 Conservation The Conservation Officer has raised no objection to the revised scheme but has requested that additional conditions are applied in order to secure appropriate details given the sensitive heritage setting of the site. As a result additional conditions 19 and 20 have been added to secure detail of doors/windows and any external metre boxes, flues or other ducting. 4.7 Grass verge As is described in paragraphs 8.29 and 8.30 of the Officers recommendation the proposed infilling of the ditch has been referred to the applicant for their consideration. The applicants agent has responded confirming that, following consideration of the request, it is evident that subsequent to the modest 60cm widening of the highway the remaining verge retains sufficient width for parties, should they so choose, to utilise it for informal parking; separate to the main road surface. 4.8 In addition it remains unclear if the ditch is in the ownership of a third party or part of 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. Additional conditions 21 and 22 are imposed to secure details of the realignment of the highway and resultant narrowing of the verge, including details of the finished levels. 4.9 Notwithstanding the above 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 ditch infill works are not secured, it is not considered that a reason for refusal could be substantiated. 16

18 4.10 Correction to Officer Report Paragraph 8.6 of the Officer reports erroneously refers to 46 affordable dwellings. The paragraph should refer to the requirement for 4 affordable dwellings and is corrected S106 Legal Agreement The draft S106 agreement has been issued but is not complete at the time of consideration at SAPC. As a result it is proposed to amend the recommendation to delegate the decision back to the Head of Planning & Building following the completion of the agreement. 5.0 AMENDED RECOMMENDATION Delegate to the Head of Planning & Building for the completion of a legal agreement to secure the following: Provision of 4no affordable units on site, with final tenure and mix to be agreed. Financial contribution of 1,300 per dwelling towards mitigation measures in accordance with the New Forest SPA Mitigation Interim Framework Then PERMISSION subject to the conditions and notes in the Officers recommendation and the amended and additional conditions as follows: 6.0 AMENDED CONDITIONS Development shall proceed in accordance with the measures set out in Section 5 (Mitigation And Compensation Proposals) of the Houghton Farm, Houghton, Stockbridge, Hampshire, SO20 6LT Updated Bat Survey report (John Wenman Ecological Consultancy, August 2015) unless varied by a European Protected Species (EPS) license subsequently issued by Natural England. Thereafter, the replacement bat roosts shall be permanently maintained and retained in accordance with the approved details. Reason: to ensure the favourable conservation status of bats in accordance with Policy ENV05 of the Test Valley local plan No development shall take place above DPC level of the development hereby permitted until full details of hard landscape works have been submitted and approved. Details shall includewhere 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, communications cables, pipelines etc. indicating lines, manholes, supports.); retained historic landscape features and proposals for restoration, where relevant. 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 E ADDITIONAL CONDITIONS 17

19 Full details of all new windows and doors shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of work. The windows and doors shall be installed in accordance with the approved details. Reason: To protect the character and appearance of the conservation area in accordance with Test Valley Borough Revised Local Plan (2016) Policy E Details of the siting and design of any proposed external meter boxes/metal ducting/flues shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of development. The installation of the meter boxes/metal ducting/flues shall be in accordance with the approved details. Reason: To protect the character of the conservation area in accordance with Test Valley Borough Revised Local Plan (2016) Policy E Prior to the commencement of development full details of works to realign the highway and narrow the verge, including existing and proposed levels shall be submitted to and approved in writing by the Local Planning Authority in accordance with the principles within the Transport Statement Ref /TS/3 (Paul Basham Associates, December Reason: In the interest of highway safety in accordance with Test Valley Borough Local Plan 2016 policy T No occupation of any of the dwellings shall be permitted to take place unless, or until, the highway works detailed under condition 21 have been undertaken in accordance with the approved details. Reason: In the interest of highway safety in accordance with Test Valley Borough Local Plan 2016 policy T1. 18

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22 APPLICATION NO. SITE 16/02056/FULLS The Black Horse, West Tytherley, Salisbury, SP5 1NF, WEST TYTHERLEY AND FRENCHMOOR COMMITTEE DATE 4 th April 2017 ITEM NO. 9 PAGE NO UPDATES 1.1 Two additional letters of representation has been received, raising following concerns: Drawings provide some extra information but do not alter objections to the application. Drawing sections indicates closeness of building to the boundaries. The three buildings do not lie on same line so there is no building line. New building is perpendicular to existing buildings which maximises effect on them. Building has been squeezed into a position and orientation which maximises effect on neighbours. Section B-B indicates levelling is required this must not compromise tree root protection area. Parking sections are meaningless no indication of where they lie. Application is not of sufficient quality of design. It has no access to the highway. Any access to the highway will cross a private car park area which it will have no responsibility over if owned separately from pub. Position of the front door would not allow disabled access. Parking of cars will severely restrict access as well as blocking emergency exit from the pub. No allocation for refuse bins. No pedestrian access shown. Overlooking has not been properly considered new property will have direct line of sight into all forms of rooms in Walnut Lodge. Reference to picture window on Walnut Lodge is incorrect assumes window does not open. Flood risk from ground water has not been responded to development can only have a negative impact on flooding in area. Case officer not visited site since receipt of latest plans how can final report be drawn without referencing dimension changes with on-site meeting. Health and safety risk increasing volume and flow of traffic through pub car park. Although no objection from Tree Officer to this application, previous comments raise concerns re building not fitting comfortably and relationship to tree which are not addressed by most recent plans for solutions within RPA. Policy E7 requires high level of water efficiency and Building Regs require emissions from septic tank to be away from buildings and drainage fields to be 15m from buildings not the case in this proposal. 21

23 Development is squashed into plot with large hedge and large trees along southern boundary hedge needed to reduce overlooking to Walnut Lodge and windows need to be obscure glazed to reduce overlooking will not provide adequate light to new development. The issues raised are addressed within the report within the main agenda. 1.2 An additional condition is recommended in respect of the construction and means of enclosure of the proposed parking spaces and the pathway proposed along the southern boundary of the site, to ensure no adverse impact to the retained tree or the listed building. The Tree and Conservation Officers have confirmed no objection to the proposals, subject to this condition being attached to any permission issued. 2.0 AMENDED RECOMMENDATION As set out in the agenda, with the following additional condition: 12 Prior to the commencement of the development hereby permitted, full details of the proposed means of construction, surfacing and means of enclosure for the parking area and pathway to the new dwelling shall be submitted to and approved in writing by the Local Planning Authority. Implementation shall be in be in accordance with the approved details. Reason: To ensure the protection of the retained tree, the listed building and adequate parking provision on site, in accordance with Policies E2, E9 and T2 of the Test Valley Borough Revised Local Plan (2016). 22

24 APPLICATION NO. SITE 16/03166/FULLS Garage Court At Scott Close/Eldon Road, Kings Somborne, Stockbridge, SO20 6NN, KINGS SOMBORNE COMMITTEE DATE 4 th April 2017 ITEM NO. 11 PAGE NO UPDATE 1.1 The application has been WITHDRAWN from the agenda by the Head of Planning and Building. 23

25 APPLICATION NO. SITE 17/00082/FULLS Granton, Cupernham Lane, Romsey, SO51 7LE, ROMSEY EXTRA ROMSEY TOWN (CUPERNHAM) COMMITTEE DATE 4 th April 2017 ITEM NO. 12 PAGE NO AMENDMENTS 1.1 Additional comments have been received from the Policy and Highway Officers. An amended condition is proposed to synchronise the replacement tree and new landscape proposals. 2.0 CONSULTATIONS 2.1 Planning Policy & Transport (Policy) Objection; The proposal is contrary to Policy COM2 and STV can demonstrate a 5 year HLS. However, material weight should be afforded in recognition of adjoining permissions and that adjoining locations have been identified as sustainable. 2.2 Whilst the content of the Policy Officers comments remains unchanged the Officer has advised that they should be recorded as an objection rather than a comment being in conflict with policy COM2 notwithstanding the recognition of the adjoining permissions as a material consideration. 2.3 Planning Policy & Transport (Highways) No objection, subject to conditions. 3.0 PLANNING CONSIDERATIONS 3.1 Trees and Landscape Character As is described in paragraph 8.18 of the Officers report applicants have agreed with the proposed change to the provision of replacement planting and a condition (3) is recommended to secure details of the replacement planting and revised tree protection measures to reflect the changes prior o the commencement of development. 3.2 However there is a conflict between condition 3 and the landscape condition 6 which requires landscape details to be submitted prior to works reaching DPC level. The landscape scheme will need to be informed by the replacement tree planting and as a result it is considered necessary in this case to secure the landscape details prior to the commencement of development. Condition 6 has been amended to reflect the change. 3.3 Highways The Highways Officer has commented on the additional information referred to in paragraphs 8.21 and 8.22 of the Officers report. 3.4 The Highways Officer has advised that It is unfortunate that the legal position makes it difficult to close the existing access to Cupernham Lane but understands the need for the scheme to continue to provide the access for the 24

26 neighbouring properties. Subject to the restrictions proposed by the applicant outside of the influence of the LPA the existing traffic using the Cupernham Lane access will decrease as a result of the development. As a result it is considered that the retention of the access cannot be argued to have a severe impact on highway safety and a reason for refusal on that basis could not be substantiated. 3.5 With regard to the provision of parking in closer proximity to front doors the Highways Officer accepted that units 2 and 9 have rear doors close to their rear access, but generally speaking residents prefer to enter their homes via their front door and normally wish their visitors to do the same and has therefore advised that the arrangement is likely to lead to vehicles parking on the access road. Although it is not certain that on-street parking would result frequently as a result of people accessing the Nature Reserve because there is off road parking closer to the Nature Reserve than the application site. A Traffic Regulation order introducing parking restrictions could be imposed but should be considered a last resort. However as the road is a cul de sac and it remains uncertain if it could be adopted public highway it cannot be argued that limited on street parking is likely to have a severe impact and a reason for refusal on such a basis could not be substantiated. 3.6 Financial Contributions The required contributions are to be provided by way of a unilateral undertaking by the applicant. The unilateral undertaken is not complete at the time of consideration at SAPC. As a result it is proposed to amend the recommendation to delegate the decision back to the Head of Planning & Building following the completion of the agreement. 4.0 AMENDED RECOMMENDATION 4.1 Delegate to the Head of Planning & Building for the completion of a legal agreement to secure the following: Financial contribution of 1,300 per dwelling towards mitigation measures in accordance with the New Forest SPA Mitigation Interim Framework Then PERMISSION subject to the conditions and notes in the Officers recommendation and the amended condition as follows: 5.0 AMENDED CONDITION No development shall take place 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, 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 25

27 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. 26

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