PAPER B
PLANNING (MAJOR SITES) SUB-COMMITTEE
DATE OF MEETING:
29 APRIL 2014
TITLE OF REPORT:
PLANNING APPLICATION 13/02633/MAJOR –
GUILLEMONT PARK, MINLEY ROAD,
BLACKWATER, CAMBERLEY, SURREY GU17 9QG
Report of:
HEAD OF REGULATORY SERVICES
1.
PURPOSE OF REPORT
1.1
The purpose of this report is for Planning (Major Sites) Sub-Committee to consider
the design and layout of Planning Application, 13/02633/MAJOR – Guillemont Park,
Minley Road,
2.
OFFICER RECOMMENDATION
2.1
The design and layout of the proposed development be approved.
3.
CONSIDERATION OF THE ISSUES
3.1
Members are referred to the original Officer’s committee report (Appendix A) for
the consideration of the design and layout of the proposed scheme. Officer’s views
have not altered. The layout and design are acceptable for the reasons set out in that
report.
3.2
Prior to the submission of this planning application, Officers from both Rushmoor
and Hart had worked closely with the applicant to enhance the overall design and
layout of the development. Whilst Rushmoor has subsequently refused planning
permission it is for technical highway reasons only. There is no objection from
Rushmoor to the density of development or its layout/design. Furthermore, no
particular issues were raised by Hart’s Planning Committee members; indeed, some
Members commented that the layout appeared to be well designed and well thought
out.
4.
FINANCIAL IMPLICATIONS
4.1
The financial implications of determining this application, in particular refusing or
deferring the decision, are the same as those associated with the determination of
any planning application.
5.
CONCLUSION
5.1
The layout and design of the proposed housing development is acceptable and
accords with the principles of good design.
Contact Details:
Emma Whittaker Ext 4115, [email protected]
1
COMMITTEE REPORT
ITEM NUMBER: 101
APPLICATION NO.
13/02633/MAJOR
LOCATION
Guillemont Park Minley Road Blackwater Camberley Surrey
GU17 9QG
PROPOSAL
APPLICANT
Demolition of the existing part-built steel framed structures.
Redevelopment of the site for the construction of 150 dwellings, internal
roads, open space, landscaping and associated infrastructure. Formation
of new accesses onto Sandy Lane and the closure of the existing access
from the Minley Road roundabout except for emergency vehicles.
Provision of school parking area
Mr James McConnell
CONSULTATIONS EXPIRY
23 March 2014
APPLICATION EXPIRY
10 April 2014
PLANNING COMMITTEE WARD
MEMBER
Cllr Brian Blewett
RECOMMENDATION
Approve with Pre Conditions
Reproduced from the Ordnance Survey map with the permission of the Controller of Her Majesty's Stationery Office © Crown Copyright 2000. Unauthorised reproduction
infringes Crown Copyright and may lead to prosecution or civil proceedings. Please Note: Map is not to scale
BACKGROUND
Revised plans were received 6th March 2014 to address comments received from highways and housing officers.
This report addresses these revised plans.
Whilst this application represents a Departure to the Local Plan, for reasons set out below the proposals are
considered to be in line with the Councils Interim Housing Delivery Strategy and as such the Planning Committee
has delegated authority to determine this application. The application has been advertised as a Departure to the
Local Plan.
SITE
The application site is some 3.4ha in area and straddles the boundary between Hart District Council (HDC) and
Rushmoor Borough Council (RBC). The western part of the site lies in Hart District Council and comprises the
largest area of the site.
The application site lies adjacent to the built up area of Farnborough. The site is bounded to the north by the
existing offices on the Guillemont Park Business Park (also known as Sun Park) and Guillemont School with a
footpath separating the site from these two sites. To the east of the site are residential properties on the opposite
side of Sandy Lane. To the south of the site, and at a significantly higher level, is Sandy Lane with the M3 beyond.
To the west of the site is junction 4a of the M3 and associated slip roads and large car parking areas that serve
Guillemont Park.
The site itself was formally part of Guillemont Barracks. There are two large unfinished steel-framed buildings
located on the western/north-western part of the site. These two frames were intended to be part of an extension
to the Guillemont Business Park although a drop in the demand for office space halted work on the new buildings.
The remainder of the site is vacant and has a mixture of hard standing, self-seeded vegetation and trees.
The site includes a wooded area which forms part of the existing landscaping for Guillemont Park. There is also a
significant tree belt around the periphery of the site.
A pumping station is located in the north/north-east corner of the site (within RBC).
PROPOSAL
The proposal seeks permission for 150 dwellings accessed from Sandy Lane (within RBC). The dwellings are
accessed via a spine road and series of links and cul-de-sacs accessed from Sandy Lane. As the site straddles the
boundary between two Local Planning Authorities, the application requires planning consent from both authorities
before they can commence development. Hart can only grant (or refuse) planning permission for those dwellings
located within its administrative boundary. However to ensure ‘good planning’, the Council should review and
consider the whole development comprehensively.
A total of 102 dwellings would be provided within the administrative boundary of Hart District with the remaining
48 dwellings would be provided within Rushmoor.
The dwellings proposed consist of a variety of housing styles including typical house, coachhouses, maisonettes and
apartments. The dwellings are proposed at a variety of heights from 2 storey dwellings, 2 and half storey properties
with living accommodation in the roofspace and 3 storey town houses. The apartment block is the tallest element
on the site at 3.5 storeys.
The dwelling mix of the proposals is as follows:
Affordable
1-bed
2-bed
3-bed
4-bed
Total
10
31
17
2
60
(40%)
Market
5
61
24
90
(60%)
Total
10
36
78
26
150
Access to the development is proposed from Sandy Lane which is located within Rushmoor. The existing vehicular
entrance to the site via the Guillemont Business Park is to be closed, pedestrianised and made available for
emergency access only.
Parking is provided in a mix of garages, car ports and, off- and on-street spaces. Generally parking provision is at a
standard of 3 spaces per 4 bed dwellings, 2 spaces per 3 and 2 bed houses and 1 per 1 bed dwelling. Generally
across the site, in addition to the allocated spaces for the units there are 130 unallocated spaces and a further 12
visitor spaces in a parking court intended for use by parents dropping and picking up children from Guillemont
School.
Amenity space is provided in the form of private rear garden for all houses and maisonettes. Communal amenity
space is provided for residents in the vicinity of the apartments and coach houses.
Communal amenity space in the development is provided in the form of a Local Area for Play (LAP) and one Locally
Equipped Area of Play (LEAP). Aside from the formal play areas, the locations also provide open space for residents.
A smaller amenity area is also provided in the western corner of the site.
CONSULTEE RESPONSES
Blackwater And Hawley Town Council
No Objection The Council acknowledged that this is a sensible site for housing redevelopment but recognised
that the impact on traffic from the site on to Sandy Lane and other local roads is a serious concern which needs
to be satisfactorily addressed. In addition, however, the Council did object to the proposal that all of the
Community Infrastructure Levy (CIL) Grant (for Leisure) for this application be solely divided between the two
Hart Leisure facilities. Instead, the Council proposed an equitable division of the proposed grant to include the
Blackwater and Hawley Leisure facility, i.e. a three way share.
Ecology Consult (Internal)
The southern boundary of the site forms part of the M3 green corridor and any planting/landscaping schemes
should seek to protect and enhance this feature.
Excess lighting of wooded boundary edges should be avoided at all cost as these features are likely to be used by
foraging and commuting bats.
I recommend that the enhancements and mitigation outlined in the supporting report are implemented by an
appropriate condition.
Highways (Internal)
I have reviewed my Rushmoor Borough Council colleague's comments on the internal layout and have no
additional comments to add. He has raised an objection to the parking provision based on RBC standards. Several
properties have inadequate parking provision.
The internal layout has been tracked adequately using the appropriate vehicles with no conflict. A separate 12
space car park is provided to be managed by the adjacent school for the use of parents dropping and picking up
children. This access directly onto Sandy Lane with acceptable visibility splays.
The swept path analysis also demonstrates that there is an opportunity for part of the development to be used by
local buses to loop in and out of the estate.
No highway objection subject to revising the plans to accord with my colleague comments at RBC.
Tree Officer (Internal)
No objection to the proposal subject to a suitable tree protection condition and a landscaping condition requiring
tree pit details to be submitted.
Environmental Health (Internal)
1. Air Quality
I would confirm that I am generally satisfied with the findings of the 'Air Quality Report'. Clarification has been
sought on assessment points and that the assessment methodology is robust for any potential motorway
widening/ or future managed motorway scheme.
Overall the report has concluded that the site is unlikely to be subject to any exceedances Air Quality Objectives
or EU limit values for key pollutants.
2. Contaminated Land.
The application does not contain a sufficient amount of information to be considered to represent either a phase
1 or phase 2 site investigations. Within the letter reference is made to 5 site investigation reports that have been
undertaken on the site since 1995. It is recommended that the applicant submits these reports to this service for
review and comment.
Therefore based on the above, it is recommended that a condition is imposed relating to contamination or
unexpected ground conditions.
3. Noise
Traffic on the M3 is the dominant source of noise and the existing noise environment across the site fails to meet
the WHO and BS 8233 'reasonable' noise criteria for external amenity space (55dB LAeq). Noise levels are
calculated to range from between 55dB and 65db across the site, decreasing with distance from the M3.
Notwithstanding this, the layout of the development and orientation of buildings provides the main element of
the noise mitigation proposed. Building layout, with additional fencing, is being used to reduce external noise
levels in amenity garden areas across much of the site, leading to the majority of garden plots managing to achieve
the WHO and BS 8233 'reasonable' noise criteria target.
Conditions are proposed to ensure detailed aspects of the proposals meet the necessary noise mitigation
requirements.
Housing (Internal)
Following the receipt of revised drawings and tenure layout we have the following comments.
- Hart Housing department requested 2 x 3 bed, 6 person properties on this site although we note that none
have been provided. We also note that Type “P” of the private housing is indeed a 3 bed 6 person house and
would like to request that 2 of these house types can be provided for affordable housing instead of 2 x 3 bed 5
person AC or AE to meet our requirement for larger homes.
- It is suggested that plots 73-78 are changed to rent and plots 79-82 and 48 and 49 become shared ownership. In
doing so it is requested that the housetypes are changed wherever possible so that the rented properties remain
3 beds and the shared ownership 2 beds for affordability reasons. Plots 73 and 74 could swap directly with plots
48 and 49 with no changes to size and type of property required.
- It is noted that Plot 109 is marked as shared ownership, but this should be rented also. Therefore this property
needs to be relocated to keep plots 109 – 111 as all shared ownership units. The tenure mix will need to be
revised accordingly to ensure that the 65:35 split is maintained on the site as per policy.
- Plans to show whether the ground floor flats and maisonettes are to be constructed to Lifetime Homes
standards are requested.
- A revised coloured tenure layout plan is also requested once the amendments requested have been made.
- The affordable housing should be indistinguishable from the market housing.
- Hart’s policy for sites of this size specifies that 10% should be built to Lifetime Homes standard. This should be
the ground floor flats and maisonettes.
- There should be a nomination agreement for the rented affordable housing.
- The properties should be affordable in the long term for families on low incomes and be within Local Housing
Allowance levels for the area. The larger homes in particular, for Hart, should be a maximum of £200 per week,
and within LHA rates or whichever is lower.
Leisure (Internal) (Sumarised)
There is insufficient usable open space to match the policy on open space and sports pitches. The small parcel
(“c”) of open space is of little or no consequence in terms of amenity value although it could be nominated as a
dog exercise area. However the developer has proposed that a large parcel of woodland be retained adjacent to
the motorway with an active outdoor adventure style play facility and I support this approach. The issue would be
that the land would attract dog walkers so I would recommend that the delineation of a dog free zone within this
parcel of woodland should be incorporated into any proposals.
The smaller and diagonally opposite woodland site could be enhanced by the retention of the perimeter
woodland and the removal of the inner woodland to create a useable space for children's recreation. e.g. informal
running and throwing games, assorted informal ball games and a junior play area such as a LAP. I would suggest
that this whole area be designated as a dog free area with signage informing dog owners of the alternative
exercise areas.
The provision of a commuted maintenance sum covering a period of twenty years is the Councils standard
approach to maintenance of such sites. However Hart District Council does not wish to take responsibility for
the management of the open spaces/play spaces as described and as such the commuted maintenance sum should
be an issue for discussion with the proposed site managers
A contribution is requested of £182,744 towards Hart District Council leisure infrastructure. i.e. net increase of
10 x 1 bedroom = £4240 35 x 2 bedroom = £29680 81 x 3 Bedroom= £103032 24 x 4 bedroom=£45792 4)
Reference is made to The Leisure Strategy 2007 – 2017 adopted by Council October 2007 and available on the
Leisure and Environmental Promotion website. Individual sub paragraphs within the Strategy refer to specific
elements of the Strategy. Annex documents relevant to this Leisure Strategy identify the tariff and projects listings
as adopted by the Hart District Council (HDC) Cabinet on 2nd Dec 2010 and the HDC Cabinet on 1st
November 2012 and thus make this request for a contribution valid.
Hampshire County Council (Highways)
The applicant has submitted a Transport Assessment in support of the application. The Transport Assessment
details the means of access for vehicles and pedestrians / cyclists, the relative accessibility of local facilities by
sustainable means, the Personal Injury Accident history of the local highway, the impact the development will have
on the local highway network and provided a Framework Travel Plan. The highway authority have reviewed the
information submitted in support of the application and do not consider the proposals to have a severe impact
upon the highway network.
Subject to a condition requiring the submission of a Construction Traffic Management Plan and the completion of
a legal agreement to secure the Transport Contribution and Travel Plan, I have no objection to the above
development.
County Archaeologist
The assessment and recording of any archaeological deposits that might be present should be secured by a
suitable condition.
Environment Agency
The Environment Agency has no objections to the grant of planning permission
Key points for developments in Flood Zone 1 are:
Surface water runoff should not increase flood risk to the development or third parties. This should be done by
using Sustainable Drainage Systems (SuDS) to attenuate to at least pre-development runoff rates and volumes or
where possible achieving betterment in the surface water runoff regime.
An allowance for climate change needs to be incorporated, which means adding an extra amount to peak rainfall.
The residual risk of flooding needs to be addressed should any drainage features fail or if they are subjected to an
extreme flood event.
The site falls primarily within 2 waterbodies (Cove Brook and Fleet Brook), which are of Moderate ecological
status as defined within the EU Water Framework Directive (WFD). Under the WFD, all waterbodies must be of
Good ecological status by 2027, or at least no deterioration to a waterbody’s ecology.
Surface water run-off from the proposed development must be controlled in such a way that contaminants or
sediment-laden water (such as that from roads and car parks) does not flow into a watercourse or into
conventional surface water drains. Measures for this may include the adoption of SuDS and other such
technologies.
Natural England
Based on the provision of sufficient strategic SAMM and SANG payment contributions, and the availability of
suitable SANG capacity within the catchment of the development, Natural England advises your authority that the
proposal is not likely to have a significant effect on the interest features for which the Thames Basin Heaths SPA
has been classified.
This application is approximately 460 metres from Castle Bottom To Yateley And Hawley Commons SSSI.
Natural England is satisfied that the proposed development being carried out in strict accordance with the details
of the application and satisfying the above list of considerations in full, will not damage or destroy the interest
features for which the site has been notified. We therefore advise your authority that this SSSI does not
represent a constraint in determining this application.
No objection in relation to the impact of the development on Foxlease and Ancell's Meadow SSSI.
Highways Agency (Dept Of Transport)
No objection
Thames Water Property Services
With regard to surface water drainage it is the responsibility of a developer to make proper provision for
drainage to ground, water courses or a suitable sewer. In respect of surface water it is recommended that the
applicant should ensure that storm flows are attenuated or regulated into the receiving public network through
on or off site storage.
With regard to sewerage infrastructure capacity, we would not have any objection to the above planning
application.
Further hydraulic analysis and performance of the foul water pumping station has been carried out and we can
now confirm that we are satisfied that the foul water flows that will be generated by the proposed
redevelopment of the site to 150 dwellings can be accommodated within the existing public foul sewerage
network
Police - Hampshire Constabulary
The proposal creates a pedestrian access from the mini-roundabout on the western side of the development,
promoting the use of the development as a short cut, which passes to the rear of plots 65 to 68 where there is
little surveillance. To provide for the safety of those using the footpath the natural surveillance of this section of
the footpath should be improved.
A further pedestrian access is created to the north eastern area of the development. This path is not overlooked
and given the access to the development further down Sandy Lane it is recommended that this access is stopped.
The area of amenity space are not well overlooked and they should be enclosed with at least two access points.
Boundaries should also be secured between the open space and adjacent residential properties.
Parking courts in the development should be well lit and boundaries between parking courts and properties
should be secured.
Rear accesses to properties should be properly secured.
An appropriate level of lighting should be provided throughout the development.
NEIGHBOUR COMMENTS
A joint consultation was undertaken between Hart District Council and Rushmoor Borough Council. 181 letters of
representation have been received making the following observations (summarised):
Highways:
 Unacceptable impact on highway congestion
 Access should be from an alternative point as the proposed access is dangerous
 Increase in traffic
 Existing access onto Minley Road should be used
 Minley Road should be re-opened
 Trunk Road will be used as a rat run
 Will the offices still access onto the M3?
 Parking problems on Sandy Lane due to school drop offs and pick ups
 Sandy Lane is in a poor state of repair
 Single access into the development is a hazard for emergency vehicles
 Roads within the site are very narrow giving rise to concerns about emergence access being hindered by
parked cars
 The data in the Transport Assessment is of concern; too much computer modelling based on sparse data
has given outputs with false precision (a full traffic survey should be undertaken)
 Public transport needs to be improved
 Lack of car parking at local shops
 Inadequate car parking
 Must not be a link through to the M3 as this would create a rat run
 Danger to local school children due to additional traffic
 Proposed school car park will be used for other purposes such as dog walkers which will reduce school
parking
 Concern with construction traffic using Sandy Lane
Community Issues:
 Noise and Disturbance
 Impact on services and infrastructure
 No benefits to the local community
 Increase in crime, graffiti, rubbish on the streets and generally unpleasant people with negative attitudes due
to Housing Association residents
 Effect on air quality
 Insufficient school places, doctors, dentists, public transport, shops, leisure facilities and hospital provision to
meet the needs of the proposed development
 Development will benefit Hart (council tax and housing supply) to the detriment of Rushmoor
Environmental Issues:
 Long term damage to local flora and fauna
 Pollution
 Potential impact on surface water drainage and flooding
 Potential impact on local sewerage infrastructure
 No consideration of impact on the local environment of Hawley Lake and the surrounding woodland and
healthland (including the local SINCs and SPA)
 Site is currently used by dog walkers who will be displaced and use the SPA
 The north west area of the site is located within 400m of the SPA
 Impact on wildlife
The Layout and Form of Development:
 Removal of trees to facilitate development
 Development is too large
 Proposed flats are out of keeping
 Development should have more green spaces and a better playground
 Overdevelopment



Rural nature of the land will be lost
Site should be developed with low density housing with no flats and a maximum height of two storeys
40% affordable housing is too high
Other Matters:
 Concerns about the competency of the applicant to complete the development in a satisfactory manner
 Site is better suited for employment use
 If infrastructure means local shops then concerns are raised on behalf of local family run shops at the other
end of Sandy Lane
 Proposal is contrary to Development Plan
 Concerns that if the business park remains unoccupied it may be redeveloped for housing with access on
Sandy Lane.
One letter of support has been received.
CONSIDERATIONS
1. Principle of residential development
2. Five Year Land Supply and Interim Housing Delivery Strategy
3. Highways and Access
4. Housing Mix
5. Affordable Housing
6. Layout, Scale and Design
7. Open Space and Play Space
8. Landscaping and Trees
9. Noise
10. Flooding and Drainage
11. Flora and Fauna
12. Contamination
13. Archaeology
14. Community Infrastructure and Mitigation
1. Principle of residential development
All referenced Local Plan policies are “saved” policies pursuant to the Planning and Compulsory Purchase Act 2004.
The application site is included in the allocation in Policy DEV10 (Guillemont Barracks, Hawley) in the Local Plan for
B1 use and it is clear from the proposals map that the site is not in the countryside. However it is not in the list of
settlements referred to in Policies RUR1 or URB1. The wider site known as Sun Park was redeveloped for B1 use
in 2001-2, the framework of two further buildings on the application site were constructed at the same time but
halted at the structural frame stage in 2001. Policy DEV10 recognises that an area of approximately 2ha of windfall
residential land could be incorporated into an overall mixed-use scheme on the site. Whilst the application site
exceeds 2ha it is clear that residential development is not unacceptable in principle despite the initial employment
allocation.
The policy in the Local Plan that allocated this site dates from 2001 and so must be set in context with the NPPF
which states at Para 14:
“At the heart of the National Planning Policy Framework is a presumption in favour of sustainable development, which should
be seen as a golden thread running through both plan-making and decision-taking. For decision-taking this means:
● approving development proposals that accord with the development plan without delay; and
● where the development plan is absent, silent or relevant policies are out-of-date, granting permission unless:
any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the
policies in this Framework taken as a whole; or specific policies in this Framework indicate development should be restricted.”
Whilst in the NPPF it confirms that the Government is committed to securing economic growth, the NPPF
nevertheless confirms at Para 22 that:
“Planning policies should avoid the long term protection of sites allocated for employment use where there is no reasonable
prospect of a site being used for that purpose. Land allocations should be regularly reviewed. Where there is no reasonable
prospect of a site being used for the allocated employment use, applications for alternative uses of land or buildings should be
treated on their merits having regard to market signals and the relative need for different land uses to support sustainable
local communities”.
In respect of housing development, the NPPF objective is to significantly boost the supply of housing, encouraging
the effective use of land by re-using previously developed land, and applications for residential development from
commercial buildings should normally be approved unless there are strong economic reasons why such development
would be inappropriate.
The Office Market Report that supports the application provides extensive evidence to indicate that the application
site is unlikely to be developed for employment use. The unsuitability of the site for office development is identified
as being due to its poor location for modern office requirements and the fact that it would represent a
disproportionately large investment in the site for an occupier. The continuing vacancy of the office buildings
adjacent to the site further indicate that the application site is surplus to requirements and unlikely to come forward
for office development.
2. Five Year Housing Land Supply and Interim Housing Delivery Strategy
Local Planning Authorities should identify and update annually a supply of specific deliverable sites to provide 5 years
worth of housing against their housing requirements, with an additional buffer of 5% (or 20% if there has been
persistent undersupply). Moreover, the housing needs should be evidence based and should be objectively assessed
in order to ensure their accuracy and validity. In paragraph 49 the NPPF says relevant policies for the supply of
housing cannot be considered up-to-date if the Local Planning Authority cannot demonstrate a 5-year supply of
deliverable housing sites.
The Council does not have a district wide housing target, so the usual basis on which to determine a 5 year land
supply calculation does not exist.
The September 2013 Cabinet report that accompanied the Interim Housing Delivery Strategy recognised that
objectively assessed need for housing was likely to be in the order of 400 dwellings per annum. This was based on
developer's evidence submitted to the core strategy examination. This is consistent with emerging draft SHMA
findings which suggest that need in Hart is for 360-410 dwellings per annum between 2011 and 2031.
Set against the 400 dwelling/annum benchmark the latest land supply position is that the Council can only identify
around 4 year’s worth of land supply. The Council cannot demonstrate a 5-year supply and there is a significant
shortfall that will not be made up over the next 5 years unless it involved housing building rates to increase
appreciably above those recently experienced.
In such circumstances, current Local Plan policies on housing delivery cannot be considered up-to-date and so
cannot be afforded any weight. This is because to address the shortfall it may well be necessary to allow housing on
vacant or underused employment sites.
3. Accessibility
Accessibility is not in itself a measure of sustainability. It is far more complex than that. The NPPF defines
sustainable development as comprising three dimensions: economic, social and environmental and requires the
planning system to perform a role in each of these inter-related areas (paragraph 7). In this respect, and in order to
determine the acceptability of the proposals in respect of sustainable development, the application must be
considered in terms of each of these identified roles.
In respect of economic and social sustainable development, the application site lies adjacent to and within the
settlement of Farnborough and is contiguous with this built up area. The site is adjacent to a school and within
walking distance of local facilities and services. Distances along with walking and cycling times to a wide range of
local facilities are detailed below:
The above data was provided by the applicant in the Transport Statement and details the distances from the centre
of the proposed development.
The site is also well served by public transport; there is a bus stop 450m away from the centre of the site in
Pinewood Park and a stop on Nightingale Road some 850m away. The Pinewood Park stop serves Frimley Park
Hospital, Farnborough and Camberley whilst the Nightingale Road stop serves Basingstoke, Fleet and Farnborough.
Both bus services are every 30 minutes in frequency. Additionally, it is approximately 2.5km from the site to
Farnborough town centre where there is a mainline train station.
Given the above, it is considered that the site is well served by local facilities which are accessible by a range of
transport modes. As such the proposals are considered contribute to sustainable development in so far as they
contribute to Hart District’s housing supply in an appropriate location. The design of the proposals are considered
to protect the character of the surrounding built environment and the provision of open space on the site, alongside
a well landscaped site, provides for a suitably designed development which enhances the environment and provides
for environmental sustainability.
The site is considered to be previously developed land (PDL), it is located within a defined settlement boundary
within Hart’s Local Plan and it is adjacent to an existing settlement of Farnborough. It is therefore considered that
the proposal is in line with the Interim Housing Delivery Strategy.
In the context of the Policies GEN1 and the NPPF and the presumption in favour of sustainable development the
application site is considered accessible in that it provides access to the shops, services and public transport in
Farnborough. The principle of the development is therefore considered acceptable.
4. Access and Parking
Local Plan Policy GEN1 requires developments to have adequate arrangements for access and not to give rise to
unacceptable traffic flows. Policy T14 requires developments to consider provision for highway safety, access, layout
and parking.
Site Access
The access to the site proposed from the east off of Sandy Lane with an emergency access (controlled by bollards)
from the west through the business park. A further access for the proposals is provided on Sandy Lane to provide
access to a school drop-off and pick-up car park.
The accesses proposed are considered acceptable in principle by Hampshire County Council Highways and the
Highways Agency. Furthermore the car parking provision for school drop-off and pick-up is acceptable in respect of
offsetting the loss of on-street parking spaces that will result from the inclusion of two access roads along the part
of Sandy Lane outside of the development.
Safety
As detailed in the Highways comments on the application, the visibility splays provided from the development onto
Sandy Lane more than meet requirements and as such are acceptable in this location. The proposals are considered
acceptable in highway safety terms
Volume of traffic
The impact of the proposals on a number of highway junctions surrounding the site have been considered by these
proposals. Generally, it is concluded that the development will not add unreasonable delay or queue lengths to the
assessed junctions with the exception of the Fernhill Road / Sandy Lane priority junction. In respect of the Fernhill
Road/Sandy Lane junction while an impact is identified it is not considered to be severe and, therefore, highway
improvement measures can be put in place to mitigate against this impact.
It is therefore appropriate that the applicant makes a highways contribution in respect of this development and the
level of contributions proposed, to be used for junction and highway improvements, are considered appropriate to
offset the impact on the Fernhill Road/Sandy Lane junction.
For the reasons set out above, the impact of the proposals would only have a minimal impact on the surrounding
road network and as result are considered acceptable in highway impact terms.
Developer Contributions
The applicant has agreed to make a contribution towards highways improvements; these are detailed elsewhere and
have been agreed with Hampshire County Council.
Car Parking
The site straddles the boundary between Hart and Rushmoor and as stated elsewhere the scheme should be
considered comprehensively as one development although each individual Authority can only give consent for the
area within its respective boundary. It therefore is sensible to use a common car parking standard across the
scheme. Rushmoor and Hart’s car parking standards differ, essentially in the amount of car parking required for 3
bed dwellings. Hart requires 3 parking spaces plus visitors whilst RBC requires 2 plus visitor. It is acknowledged
that on larger developments Harts parking standards, if strictly adhered to can result in a development dominated by
car parking. Using Rushmoor’s car parking standards (see table below) is considered a sensible approach especially
given the association that this development will have with Farnborough. RBC’s Standards for general residential
development (as set out in Car and Cycle Parking Standards SPD 2012) are as follows:
1 bedroom
units
2–3 bedroom
units
4 bedroom +
units
Number of car parking
spaces
1 space per unit
Number of Visitor
parking spaces
0.3
2 spaces per unit
0.2
3 spaces per unit
0.2
Car parking across the entire site is provided as follows:
Residential dwelling (allocated) spaces
Unallocated Spaces
Total Spaces
288
84
372
In addition to the above, a total of 12 car parking spaces are to be provided within the RBC portion of the site to
act as car parking for parents visiting the adjacent school. This will offset the loss of on street car parking caused by
the creation of the new entrances as well as providing relief from parking that occurs on Sandy Lane during school
drop-off and pick-up times.
Generally, the site is well provided for in terms of car parking. Assessed against RBC’s standards the site would
generate a requirement of 347 spaces while the proposals provide 372 spaces. Considering that the car parking
standards are maximum standards and the site provides in excess of these standards overall it is concluded that the
proposals provide for sufficient car parking to accord with Local Plan Policy GEN1 and T14.
Cycle Parking
RBC’s Standards for general residential development requires the following cycle parking spaces (as set out in Car
and Cycle Parking Standards SPD 2012) are as follows:
1 bedroom units
2–3 bedroom units
4 bedroom + units
Number of car
parking spaces
1 space per unit
2 spaces per unit
2 spaces per unit
Cycling parking for properties is provided in the form of garages, identified cycle parking in rear gardens (for those
houses without a garage) and communal cycle parking for the flats. Having regard to the standards to be applied and
the level of cycle parking provision within the proposals the development is considered to be in accordance with
Local Plan GEN1 and T14.
5. Housing Mix and Affordable Housing
The appropriate housing mix on residential development sites is considered having regard to the Council’s Housing
Strategy and the Strategic Housing Market Assessment (2012) (SHMA) documents. The SHMA identifies the
following requirements in the District:


Need in the social rented sector is generally for one, two and four bedroom properties;
Future delivery in the market sector could be 50% of units for single / couple and small family households and 50%
for larger families;
Local Plan policy ALTGEN13 seeks to achieve affordable housing to meet the identified need in the District at a
target rate of 40% for sites of this size subject to any particular development costs and any other planning
obligations which may be required in connection with the development. The Council’s Housing Strategy seeks to
ensure an appropriate mix of housing between social rented and intermediate (shared-ownership) housing.
The proposals provide a total of 60 (40%) affordable housing units with a mix of 10no. 1-bed, 31no. 2-bed and 19no.
3-bed. This level of provision of affordable units is acceptable and meets HDC affordable housing requirement set
out in ALTGEN13. Housing officers at HDC and RBC have worked together to assess this scheme and it has been
agreed that the affordable housing provision will be split 41no. to HDC and 19no. to RBC with the following mix of
units:
1-bed
2-bed
3-bed
4-bed
Total
Hart DC
Allocation
4
24
13
41
Rushmoor BC
Allocation
6
7
4
2
19
Subject to some minor clarification on tenure/mix/location the Housing Officer at Hart is content with the proposal.
The final details on tenure/mix and location are to be secured through the legal agreement. It is therefore
considered that subject to the completion of the legal agreement, the affordable housing provision is acceptable. It
is noted that matters of the nomination agreement and rent levels are a separate matter to be agreed with Housing
through the legal agreement.
In relation to the market housing to be provided on site the suggested mix in the SHMA and the proposed mix are
listed below:
1 & 2 bed
3 & 4+ bed
2012 SHMA
Mix (%)
50%
50%
Proposed Mix
within Hart (%)
6%
94%
Whilst the market elements of the development is heavily weighted towards the larger properties (3 and 4-bed +
dwellings), it is noted that 68% of the market sector housing would comprise of 3 bed dwellings. Under current
planning policy, whilst the SHMA forms an evidence base and is material to the decision making, there are no Local
Plan Policies requiring conformity with the suggested mix. It is also noted that the SHMA is currently being revised
and is considered out of date in its current form. It is therefore reasonable under current policy, to accept the
proposed mix of market housing.
6. Layout, Scale and Design
Policies GEN1 and GEN4 ensure that the design of new proposals are in keeping with the surroundings and enhance
urban design qualities in the locality. Policy URB12 sets out principles against which new residential development
will be considered. Strictly this policy applies only to those identified settlements in policy URB1, however, the
principles contained within it are considered appropriate to this location.
Layout
The overall density of the development is 34 dwellings per hectare which is considered an appropriate density for
this suburban location. The massing of the development is also considered appropriate having regard to the variation
in height and density across the site. Generally, the density and massing of the site is appropriate for the location in
accordance with Policies GEN1 and URB12.
The application site has a number of key features which the proposed development must consider and address in its
layout. The access point from Sandy Lane has been referred to in the previous section and the proposed location of
this access ensures that the development links with the existing community of Farnborough/Cove.
The development must address the boundary with the large office buildings to the western side of the site. There is
a distinct level change at this part of the site with the ground floor of the office approximately 1m lower which
reduces the visual impact of the office buildings when viewed from the western edge of the application site. The
closest part of the site to the office buildings is Plot 45 at 25m away and Plot 44 at 26m away. These properties are
screened to some extent with proposed border planting and windows in the side elevations have been kept to a
minimum and are obscure glazed windows where included. Overlooking from the office buildings into the
residential properties are therefore considered to be minimal due to the distances involved and the small number of
windows in the side elevations.
There is potential for some overlooking into rear gardens particularly for plots 42-44. However, the closest garden
is approximately 30m away and views would be at an oblique angle. Again the distances involved means that
overlooking into this area of the proposals is considered to be minimal.
The revised layout plans submitted by the applicant have resulted in a better distribution of affordable housing
resulting in a more equitable distribution of resident numbers and child density. This revision to the layout is
considered to respond to Officer’s comments and the layout is, therefore, also acceptable in this regard.
The Hampshire Constabulary raised some issues regarding natural surveillance from dwellings to open areas of the
site. Specifically it is considered that Plots 65 to 68 and 53 to 59 provide for good natural surveillance of the
adjacent footpath. Concerns exist over the north-eastern pedestrian access but this is an existing access and ensures
permeability of the site and access onto Sandy Lane, the footpath is overlooked by Plot 10 and as such is considered
a suitable and necessary access point for the site. Other issues raised by the Constabulary can be dealt with by way
of condition specifically lighting and boundary enclosures on parts of the site.
Having regard to the overall layout of the site and specific requirements of the Council’s Housing Officer and the
Hampshire Constabulary, the proposals are considered to be in accordance with Policies GEN1 and the principles of
URB12 in that they result in a good site layout meeting standards of good urban design, safety/security and
distribution of housing types.
Scale/height
The proposed dwellings on the site are predominantly two storey in height. Taller elements (2.5 storeys) are
incorporated into semi-detached properties to add to visual interest along the main route into the development and
generally across the site. Three storey dwellings are located on the site as markers at key intersections within the
development. Only one 3.5 storey element is on the site in the south-eastern corner, the location of this block
does not result in unacceptable overlooking or an overbearing impact and further acts a buffer to sound in this
location.
Generally, the scale of the development responds to the residential scale of properties on Sandy Lane and results in
a development of appropriate scale reflecting its residential character. The scale and height of the proposals are
therefore in accordance with Policies GEN1, GEN4 and URB12.
Design and character
The site is designed to have four character areas across the site, these areas seek to respond to the particular
characteristics of the site. The applicant supporting information defines these areas as follows:
Sandy Avenue - Sandy Avenue is a principal route which ‘makes the connection’ to Sandy Lane. This is a wider street of
formal character with a clearly defined street typology and rhythmic built form. The architecture of the buildings and their
materials and detailing reinforce the design of this street.
Sandy Lane Response - The design flows from the formal nature of Sandy Avenue with a slight more informal arrangement of
buildings and tighter street environment. A more eclectic mix of material finishes are proposed but there remains a clear
association with Sandy Avenue
Connecting Cluster - This area has a more informal organic feel with greater variation in build line, building forms and
frontages. The streets are more informal to reinforce the overall concept.
Amenity Mews - The character of these spaces are of a tighter urban form with predominantly terraced housing arranged in a
narrow street corridor and formed around terminating squares. The streets are designed with hard landscape features, street
trees and integrated parking.
The design approach to the site results in a coherent development that responds to the varying contexts and
constraints in different parts of the site. This is set out in more detail below:



Formality – the Sandy Avenue area of the development is the most formal part of the development with a
uniform building line and symmetrical building form and layout. This formality decreases as the development
moves away from Sandy Avenue.
Articulation – this is kept to a minimum in the Sandy Avenue part of the site. As the development moves away
from Sandy Avenue articulation is increased to reflect the more informal layout in the southern parts of the site.
Materials – Generally the use of materials is consistent across the site and has been standardised to ensure a
coherent development.
Overall, the layout, massing, scale and height and design of the proposals result in a coherent development that
responds positively to existing development along Sandy Lane and the office buildings of Sun Park. The scale and
height of the development result in an appropriate residential scale development with taller elements used to
emphasise nodes and views through the development. The design and materials palette proposed takes reference
from surrounding areas. For these reasons, the design of the development is considered appropriate having regard
to the character of the area and complies with policies GEN1, GEN4 and URB12.
7. Landscaping
Policy GEN1 requires development to be in keeping with local character by virtue of the landscaping proposed as
well as provide for the enhancement of the District’s landscape. Policy GEN4 requires development proposals to
sustain or improve urban design qualities with the design of buildings and spaces.
In accordance with Policy GEN1 the applicant has provided detailed landscaping proposals for the development.
The general approach is to retain the areas of mature woodland to the northern and southern boundaries
supplementing these with planting where appropriate and using part of these areas for children’s playspace. The
retention of the wooded boundaries screen the development from surrounding roads, enclose the site and
contribute to the character of the area. The principle of the retention and enhancement of these areas of mature
woodland is, therefore, acceptable.
The retention of the wooded boundaries is complemented with the use of hard landscaping in the residential areas
of the site and the inclusion of avenue street trees and hedge planting around residential plots. Additional trees will
be planted in rear gardens where they contribute to the streetscene. This approach to the landscaping of the site is
in keeping with the suburban nature of the location and complements the site’s surroundings.
As such, the landscaping of the site enhance the setting of the development and provide appropriate facilities for
residents and, therefore, complies with the principles of policies GEN1 and GEN4.
8. Thames Basin Heaths Special Protection Area
Policy CON1 seeks to protect the Special Protection Areas in the District.
The proposals provide for 150 residential dwellings and is located within 5km of the closest part of the Thames
Basin Heaths Special Protection Area (SPA). It is long established that additional dwellings place additional pressures
on the SPA and in particular on the conservation status of the birds for which it is protected. Without mitigation,
new dwellings are considered unacceptable due to the impact that they have on the SPA, both individually and in
combination with all other new housing (both on site and off-site). The mitigation, therefore, proposed for this
development is for contributions to be made towards Hitches Lane Country Park SANG.
In line with Hart District Council’s policy and Mitigation Strategy the contributions towards SANG and additionally
SAMM (Strategic Access Management Monitoring) would be secured through a legal agreement. Members are
referred to Annex A to the Committee papers for further background and justification. The proposals are,
therefore, acceptable subject to the signing of a S106 agreement in respect of these contributions and are therefore
in accordance with Policy CON1.
9. Open Space and Play Space
Local Plan policy URB23 indicates that for developments of over 20 dwellings open space should be provided in line
with the plan.
The proposals include provision for open space areas, including play equipment, in the north-western and south
eastern corners of the development. These areas are the location of existing mature woodland areas and provide
sufficient space for children’s play areas. A Local Area for Play (LAP) is proposed in the north-western corner of the
site providing play opportunities for younger children. An adventure play area (LEAP) in proposed for the
south/south-eastern corner of the site. Additionally, sufficient space exists in these areas to provide open space for
more informal play opportunities and ball games.
Comments from the Leisure Officer indicate that they play areas should have more space to provide for ball games
etc. It is considered that further details on the layout of the playspaces should required by way of condition to
ensure that the open space/play space areas are laid out in a manner to provide sufficient areas of open space for a
development of this size.
Subject to a suitable condition seeking further details on the play space areas, the proposals are considered to be in
accordance with Policy URB23.
10. Noise
The NPPF indicates that the effect of noise of and from development should be taken into account in the decision
making process. Advice within the NPPF is that new development should not be adversely affected by noise. The
Noise Policy Statement for England provides general advice but there is no specific guidance. Although PPG24 has
been withdrawn, in the absence of any other adopted policy, it is considered that the guidance in that document
continues to provide appropriate advice. This advised that noise is not a determining issue on sites below 55dB(A)
as this fell in NEC A. Policy GEN7 indicates that noise sensitive uses, including dwellings and schools, will only be
permitted where adequate measures are taken for noise amelioration.
A Noise Assessment is submitted with the application which identifies that noise levels are calculated to range from
between 55dB and 65db across the site, decreasing with distance from the M3.
The Noise Assessment Report demonstrates that a good internal noise environment can be achieved in all habitable
rooms but full performance specifications for façade constructions, glazing and ventilation have not been provided at
this stage. This information should be required by condition.
Some issues have been raised with regards to the noise in the garden areas of plots 79-96. However, on balance, it
is considered that the incorporation of noise mitigation measures would result in an unacceptable level of noise
overshadowing to these gardens and as such is not appropriate to include.
Accordingly, and subject to appropriate conditions being imposed, noise is considered not to be a constraint to the
development of the site for residential purposes and as such the proposals are in accordance with the NPPF and
Policy GEN7.
11. Flooding and Drainage
Policy GEN8 relates to the adverse impact of developments on surface water and Policy GEN11 seeks to limit the
risk of flooding.
The application site lies within Flood Zone 1 as such the proposed development in this location is considered
acceptable. As per the requirements of the Environment Agency the applicants have submitted a Flood Risk
Assessment and a completed EA pro-forma to confirm the approach with regards to surface water drainage.
In accordance with the EA requirements, the applicant has demonstrated that:



Surface water runoff does not increase flood risk to the on the site or elsewhere through the use of SuDS.
The calculations for peak rainfall includes a 30% allowance for climate change.
The applicants have stated that the proposed drainage strategy can deal with a 1 in 100 year (+30% for climate
change) storm event through the use of Infiltration Basin; permeable paving and soakaways with overflow to be
restricted via Hydrobrakes flow control
Subject to planning conditions requiring a drainage strategy for the site the proposals are considered acceptable in
respect of flooding and drainage.
12. Flora and Fauna
Policy CON5 relates to protected species and aims to secure their protection and that of their habitats. Policy
CON8 seeks to protect trees of significant landscape or amenity value.
The applicant’s Ecological Appraisal identifies that the scrub and woodland edge habitat holds potential to support
reptiles, however, no reptiles were found during the surveys. The woodland and scrub were assessed as holding
potential to support nesting birds and several trees were considered to provide potential to support roosting bats.
The Ecological Appraisal sets out a number of mitigation measures to limit the long term impact of the development
on sensitive ecological receptor. Therefore, subject to a suitable condition requiring the implementation of the
recommended measures the application is considered acceptable in this respect and in accordance with Policy
CON5.
An Arboricultural Survey is submitted with the application. This survey identified some good quality trees although
most are located outside of the application boundary. HDC’s tree officer has no objections to the proposals subject
to an appropriate tree protection condition and a condition requiring details of tree pits to be submitted.
Therefore, subject to these conditions, the proposals are in accordance with Policy CON8.
13. Contamination
Policy GEN9 relates to contaminated land.
The application is accompanied by Ground Contamination Synopsis. This synopsis does not indicate the presence of
contaminants on the site and suggests that the presence of contamination is unlikely. While the presence of
contamination is unlikely due to the nature of the information already submitted and the history of the site, the
Council’s Environmental Health Department confirms that the submitted synopsis is not sufficient to comprise
either a phase 1 or phase 2 site investigation and for completeness does require the information to be submitted.
Therefore the relevant contaminated land condition needs to be imposed.
Subject to a suitable condition, the development is considered to comply with the principles of policies GEN9.
14. Archaeology
Policy CON11 relates to the protection of archaeological sites.
The County Archaeologist advice is that a condition should be attached to the permission relating to archaeological
deposits should anything be discovered during construction. Subject to applying an appropriate condition, the
proposals are in accordance with Policy CON11.
15. Community Infrastructure and Mitigation
The matter of the Thames Basin Heaths Special Protection Area (SPA) is dealt with elsewhere.
In relation to infrastructure impact and mitigation, the applicant, Hart and RBC are currently negotiating a joint legal
agreement securing the appropriate contributions and or other mitigation in addition to the provision of affordable
housing and the maintenance of the open space on site. Members are referred to Annex A to the Committee
Papers which sets out the Councils current policy and position regarding development contributions and also how
these relate to the CIL Regulations.
Taken as a whole the legal agreement will secure the following:
Education
Hampshire County Council (HCC), as Education Authority, has advised that the development site lies within the
catchment areas of Pinewood Infant and Guillemont Junior Schools. Both schools are currently full and forecast to
remain so. As the proposed development would add to the pressure on primary school places a contribution to be
spent on the provision of additional places in the area is required. HCC has advised that the strategy for the
provision of these places is being developed with the local schools and will be confirmed as soon as possible. HCC
has confirmed that a developer contribution of £707,980 is required. As the schools involved are located within
Rushmoor and there are no specific schemes currently in place to meet the need, it has been agreed that the
contribution will be held by RBC until such a time that HCC would be able to seek to release the funds. To ensure
that the scheme(s) to provide the additional school places is brought forwards in a timely manner, it is considered
appropriate to impose a responsibility on the County Council as Education Authority by way of a clause in the legal
agreement.
Hampshire County Council has confirmed that there is no requirement for additional secondary school places are
there are spare spaces in the local secondary school.
Leisure
At a District level the site lies in an area where visitor data indicates that future occupants would be likely to visit
Fleet Pond. As such a contribution of £124,444 should be sought to mitigate the effects of the development on
strategic leisure provision; this relates to those dwellings located within Hart District as RBC is also securing
contributions towards sports pitches located within Rushmoor. Additionally the provision, management and
maintenance of open space, play areas and equipment will be secured through the legal agreement.
It is noted that the Parish Council (Blackwater and Hawley) have requested a 3-way split in the leisure contributions.
Whilst the Council does have a policy in place which requires contributions towards parish leisure projects this is
dependent on a number of things. Firstly there needs to be a scheme/project accepted by Hart and included in the
Infrastructure Policy. Secondly there still needs to be an assessment as to whether it is appropriate to request a
contribution to those schemes. In this case, whilst there are schemes that have been put forwards by Blackwater
and Hawley Parish Council, the location of the site and more importantly the location of the access road and the
relative travel distance to Blackwater and Hawley means that it is not appropriate to request contributions.
Highways
A contribution of £505,612 has been requested by Hampshire County Council, in line with their developer
contributions policy which has also been adopted by this Council. It should be noted that this amount covers the
entire development as Hampshire County Council is the Highways Authority for both Hart and Rushmoor. It has
been advised that the contribution would be used to deliver improvements to the local highway network to include
amongst other things:
 Improving the cycle network between Old Minley Road and Fleet Road;
 Environmental improvements to Pinewood Park;
 Pedestrian improvements between Cove and the Town Centre;
 Pedestrian improvements to Fox Lane , Fernhill Road and Chapel Lane;
 Pedestrian and cycle improvements to Sandy Lane;
 Pedestrian and cycle improvements in the vicinity of Cove Brook;
 Improvements to routes to local schools;
 Bus stop improvements in Pinewood Park to encourage bus travel to and from the site;
 Works to the Sandy Lane/Fernhill junction to include a Keep Clear box on Fernhill Road southern approach (
Northbound) across the Sandy Lane junction;
 Remarking of road lines to reinforce two lane entries and ensure lane discipline;
 And other measures as may be agreed;
 Improvements to Junction 4a of the M3 and the slips roads of junction 4a;
 Improvements to the town centre interchange (RBC0022);
 Improvements to public transport links between rail stations (RBC0030); and
 Improvements to waiting and information facilities
payable to Hampshire County Council as highway authority.
Whilst these improvements are located within Rushmoor, it is considered that this is appropriate given the
relationship between the site and Farnborough.
In addition to the above, a travel plan will be secured through the legal agreement.
Affordable Housing
As set out elsewhere the affordable housing provision will be secured by way of the legal agreement (40% across the
entire scheme).
16. Other Matters
Whilst Hart does not have a specific policy requiring dwellings to be built to a particular code level or the provision
of renewable energy, the Design and Access Statement advises that the private dwellings will be built to Code Level
3 standard whilst the affordable dwellings will be built to Code Level 4 standards.
Concern has been raised by some of the local residents regarding the provision of medical facilities (GP’s and
Dentists). The Head of Primary Care for NHS England Wessex region has confirmed to Rushmoor that NHS
England does not have a requirement for health provision in respect of this proposal and on this basis raises no
objection to the proposal.
Concerns have also been raised about the future of the adjoining Business Park. Delancey Real Estate Asset
Management Group Limited has advised the following:
"As you know clients of Delancey have owned Sun Park for almost three years, during which has been a difficult time for the
Thames Valley Office market. Whilst we saw an opportunity to apply for residential use on the surplus land which Bellway
are pursuing, we are confident that given the upturn in the office market, the remaining office buildings on Sun Park will be
occupied in the next 12-18 months. We do not have any current plans to alter this strategy, especially since continuing the
office use on the site would provide more attractive returns than any other use. We are currently talking to 2 potential
tenants for a large amount of office space to fulfil a current requirement so all our energies are being focussed on this at the
present time"
CONCLUSION
Although the proposal would represent a departure from the development plan, sufficient information has been
provided to indicate that the site is unlikely to be development for a commercial use. In such instances the NPPF
advises that employment sites should not be protected where the site has no reasonable prospect of being used for
that purpose. The NPPF goes onto state that applications should be treated on their merits where a different land
uses would support sustainable local communities. In the context of the presumption in favour of sustainable
development and the need to provide a five-year housing land supply, the redevelopment of the site for residential
use is considered acceptable. For the reasons set out above, the redevelopment of the site for residential is
considered to be in accordance with the principles of the NPPF and saved Local Plan policies and is, therefore,
acceptable.
The access for the site from Sandy Lane is appropriate in terms of highway impact and safety. Access to the site
from Sandy Lane also provides for appropriate linkages with an existing community in accordance with the principles
of sustainable development. The internal highway arrangements are considered appropriate for the likely traffic
accessing the site and the proposed car and cycle parking standards meet the necessary standards. The proposals
are generally considered acceptable having regard to the requirements of Local Plan Policy T14.
The layout and design of the proposals are considered to be appropriate to the suburban site and have due regard
to nearby residential properties on Sandy Lane. The site is sympathetic to its setting and addresses the surrounding
context notably the adjacent commercial buildings and school and the constraints imposed by adjacent highways.
The landscaping of the site ensures that the resulting development meets the principles of good design and would
result in an attractive development for future residents. Furthermore, the proposals would not have a detrimental
impact on trees, protected species or local flood risk.
RECOMMENDATION
A. The Head of Regulatory Services be authorised to GRANT PERMISSION subject to:
i) The completion of a Planning Obligation to secure
(i) 40% affordable housing
(ii) Financial contributions towards Community Infrastructure projects:
1) District Leisure
2) SPA and SAMM
3) Highways
4) Education provision
5) Any other requirements of Rushmoor Borough Council
(iii) Provision of open space and its associated long term maintenance/management
And subject to the following conditions:
CONDITIONS
1
The development hereby permitted shall be begun before the expiration of three years from the date of this
permission.
Reason - As required by Section 91 of the Town and Country Planning Act 1990 as amended by Section 51
of the Planning and Compulsory Purchase Act 2004.
2
Unless otherwise agreed in writing, no works shall start on site until a schedule and/or samples of the
external materials to be used in the development have been submitted to, and approved in writing by, the
Local Planning Authority.
Reason - To ensure that the external appearance of the building(s) is/are satisfactory and to satisfy saved
policy GEN1 of the Hart District Local Plan.
3
Unless otherwise agreed in writing, no works shall start on site until a schedule and/or samples of surfacing
materials, including those to access driveways/forecourts to be used in the development have been
submitted to, and approved in writing by, the Local Planning Authority.
Reason - To ensure that the external appearance of the building(s) is/are satisfactory and to satisfy saved
policy GEN1 of the Hart District Local Plan.
4
Unless otherwise agreed in writing and notwithstanding any information submitted with the application, no
works shall start on site until plans showing details of the existing and proposed ground levels, proposed
finished floor levels, levels of any paths, drives, garages and parking areas and the height of any retaining walls
within the application site have been submitted to and approved in writing by the Local Planning Authority.
The development shall be completed and retained in accordance with the details so approved.
Reason - To ensure that the external appearance of the building(s) is/are satisfactory and to satisfy saved
policy GEN1 of the Hart District Local Plan.
5
Unless otherwise agreed in writing and notwithstanding any information submitted with the application, no
works shall start on site until details of all screen and boundary walls, fences, hedges or other means of
enclosure have been submitted to and approved in writing by the Local Planning Authority. This shall include
method and form of construction to attain appropriate levels of noise attenuation. The development shall
be completed and retained in accordance with the details so approved.
Reason - To ensure the provision of amenity afforded by appropriate landscaping and to satisfy saved policy
GEN1 of the Hart District Local Plan.
6
Prior to occupation of that part of the development to which they relate, the bin storage facilities as shown
on the approved plans shall be provided, made available for use and thereafter retained in accordance with
the details.
Reason - To safeguard the amenities of the area and to meet the functional needs of the development and to
satisfy saved policy GEN1 of the Hart District Local Plan.
7
Notwithstanding the provisions of the Town and Country Planning (General Permitted Development
Order) 1995, (or any Order revoking and re-enacting that Order), no vehicular or pedestrian entrance shall
be formed onto a highway other than those shown on the approved plans.
Reason - To protect the amenities of neighbouring residential properties and to prevent adverse impact on
traffic and parking conditions in the vicinity.
8
Construction or demolition work of any sort within the area covered by the application shall only take place
between the hours of 0800-1800 on Monday to Fridays and 0800-1300 on Saturdays. No work at all shall
take place on Sundays and Bank or Statutory Holidays.
Reason - To protect the amenities of neighbouring residential properties and to prevent adverse impact on
traffic and parking conditions in the vicinity and to satisfy saved policy GEN1 of the Hart District Local Plan.
9
No works shall start on site until a construction method statement has been submitted to and approved in
writing by the Local Planning Authority, which shall include:
i)
ii)
iii)
iv)
v)
vi)
vii)
viii)
ix)
(x)
xi)
programme of construction work;
the provision of long term facilities for contractor parking;
the arrangements for deliveries associated with all construction works;
methods and phasing of construction works;
access and egress for plant and deliveries;
protection of pedestrian routes during construction;
location of temporary site buildings, site compounds, construction materials and plant storage areas;
controls over dust, noise and vibration during the construction period;
provision for storage, collection and disposal of rubbish from the development during the
construction period
lorry routing; and
provision for the on-site parking and turning of construction vehicles
Construction shall only take place in accordance with the approved method statement.
Reason - To protect the amenities of neighbouring, to prevent pollution and to prevent adverse impact on
highway conditions in the vicinity and to satisfy saved policy GEN1 of the Hart District Local Plan
10
Unless otherwise agreed in writing, and notwithstanding any details submitted with the application no works
shall start on site until a fully detailed landscape and planting scheme (to include, where appropriate, both
landscape planting and ecological enhancement) has been submitted to and approved in writing by the Local
Planning Authority. Once approved the landscaping scheme shall be implemented in full prior to the first use
of any part of the development to which it relates or the first available planting season whichever is the
sooner. Any tree/shrub removed, dying or becoming seriously diseased within five years of planting shall be
replaced by trees/shrubs of similar size and species to those originally required to be planted.
Reason - To ensure the development makes an adequate contribution to visual amenity and in the interests
of biodiversity and to satisfy saved policy GEN1 of the Hart District Local Plan
11
The garages, car ports and parking spaces shown on the approved plans specifically for individual properties
shall be provided before each of those properties is first occupied and kept available at all times thereafter
for the parking of vehicles ancillary and incidental to the residential use. These spaces shall not be used for
the storage of caravans, boats or trailers.
Reason - To safeguard residential amenity and ensure the provision and availability of adequate off-street
parking.
12
The unallocated parking spaces shown on the approved plans shall be provided in accordance with a phasing
of provision plan to be submitted to the Local Planning Authority for approval and once provided be used
only for the parking of vehicles ancillary and incidental to the residential use of the development as a whole .
These spaces shall be kept available at all times for parking by residents and visitors on a communal basis and
shall not be allocated or used for the storage of caravans, boats or trailers.
Reason - To safeguard residential amenity and ensure the provision and availability of adequate off-street
parking.
13
No works shall start on site until details of any external lighting, including hours of operation, have been
submitted to and approved in writing by the Local Planning Authority. These details shall demonstrate that
the recommendations of the Institution of Lighting Engineers, Guidance Notes for the Reduction of Light
Pollution will be met in respect of reducing glare and controlling vertical illuminance. The lighting shall then
be installed, operated and maintained in accordance with the approved details before any of the
development is occupied. *
Reason - In the interests of visual and residential amenity and nature conservation in relation to protected
species and to satisfy saved policy GEN1 of the Hart District Local Plan.
14
The block of flats shall not be occupied until details of communal aerial/satellite facilities have been
submitted to and approved in writing by the Local Planning Authority. The approved system shall then be
installed and made operational before the relevant dwellings are occupied.
Reason - In the interests of the visual amenity of the area.
15
All wild birds and their nests are protected under the Wildlife and Countryside Act 1981 (as amended). If
any trees are to be removed or buildings demolished during the bird breeding season (March-September
inclusive) they should first be inspected by an experienced ecologist to ensure that no active nests are
present. If an active nest is discovered it should be left in situ until the young have fledged.
Reason - to prevent harm to breeding birds
16
Prior to the commencement of development, and notwithstanding any details submitted with the application,
details of measures to incorporate Sustainable Drainage Systems (SUDS) into the new built development
shall be submitted to and approved in writing by the Local Planning Authority. Such details as may be
approved shall be implemented in full prior to the first occupation of that part of the development to which
they relate and retained in perpetuity.
Reason - To ensure that the development does not contribute towards flooding from surface water and to
satisfy saved policy GEN1 of the Hart District Local Plan
17
The development hereby approved shall not be occupied until measures to protect buildings (and garden
areas) from traffic or other external noise have been implemented in accordance with a scheme to include,
for example, bunds, acoustic barriers and double glazing which has been first submitted to and approved in
writing by the Local Planning Authority.
Reason - To protect the amenity of the occupiers of the development and to satisfy Saved Local Plan Policy
GEN1.
18
Unless otherwise agreed in writing, no works pursuant to this permission shall commence until there has
been submitted to and approved in writing by the Local Planning Authority: i.
a desk top study carried out by a competent person documenting all previous and existing uses of
the site and adjoining land, and potential for contamination, with information on the environmental setting
including known geology and hydrogeology. This report should contain a conceptual model, identifying
potential contaminant pollutant linkages.
ii.
if identified as necessary; a site investigation report documenting the extent, scale and nature of
contamination, ground conditions of the site and incorporating chemical and gas analysis identified as
appropriate by the desk top study.
iii.
if identified as necessary; a detailed scheme for remedial works and measures shall be undertaken to
avoid risk from contaminants/or gas identified by the site investigation when the site is developed and
proposals for future maintenance and monitoring, along with verification methodology. Such scheme to
include nomination of a competent person to oversee and implement the works.
Where step iii) above is implemented, following completion of the measures identified in the approved
remediation scheme a verification report that demonstrates the effectiveness of the remediation shall be
submitted for approval in writing by the Local Planning Authority.
Reason - To ensure that the site is safe for the development permitted and in the interests of amenity and
pollution prevention and to satisfy Saved Local Plan Policy GEN9.
19
In the event that unforeseen ground conditions or materials which suggest potential or actual contamination
are revealed at any time during implementation of the approved development it must be reported, in
writing, immediately to the Local Planning Authority. A competent person must undertake a risk
assessment and assess the level and extent of the problem and, where necessary, prepare a report
identifying remedial action which shall be submitted to and approved in writing by the Local Planning
Authority before the measures are implemented.
Following completion of measures identified in the approved remediation scheme a verification report must
be prepared and is subject to approval in writing by the Local Planning Authority.
Reason - To ensure that the site is safe for the development permitted and in the interests of amenity and
pollution prevention and to satisfy Saved Local Plan Policy GEN9.
20
The recommendations as outlined in section 5 of the ecological appraisal prepared by Lindsay Carrington
Ecological Services Ltd dated May 2012 shall be implemented in full during the construction period.
Reason - To ensure no negative impact on protected species and to provide ecological enhancement in
accordance with Policy CON5 of the Hart District Local Plan.
21
Unless otherwise agreed in writing, no development, including demolition works, shall start on site until an
Arboricultural Method Statement (AMS)/and scheme of arboricultural supervision detailing low impact
methods of construction and other tree protection measures within any tree protection area has been
submitted to and approved in writing by The Local Planning Authority. The development shall be carried out
strictly in accordance with the details so approved.
Reason - To ensure the amenity value of the trees and shrubs in the vicinity of the development is
maintained
22
Notwithstanding any details submitted with the application, no part of the development shall be occupied
until visibility splays have been provided on both sides of any point of access in accordance with details to be
first submitted to and approved in writing by the Local Planning Authority. The splays shall thereafter be
kept free at all times of any obstruction.
Reason - To improve and maintain visibility for the safety of pedestrian and vehicular traffic
23
Unless otherwise agreed in writing, no part of the development hereby approved shall be used or occupied
until the road(s) and/or footpath(s) have been completed in accordance with a specification to include:
(i) all relevant horizontal cross-sections and longitudinal sections showing existing and proposed levels,
details of street lighting and surface water disposal provision; and
(ii) a programme for their construction;
which shall be submitted to and approved in writing by the Local Planning Authority prior to the
commencement of any works on site.
Reason - To ensure the provision of access to the development on roads and footpaths of a satisfactory
standard
24
Unless agreed in writing by the Local Planning Authority, the permission hereby granted shall be carried out
in accordance with the following approved drawings - 041205 BEL 01 revision B, 02 revision A, 03, 05, 06,
07, B-E1, B-P1, F-E1, F-P1, H-E1, H-P1, K-E1, K-P1, L-E1, L-P1, P-E1, P-E3, P-E3 revision B, P-E4 revision B,
P-P1, C-E1, C-P1, E-E1, E-P1,G-E1, G-P1, H-E2, H-P2, J-E1 revision B, J-P1 revision B, J-E2 revision A, J-P2
revision A, K-E2, K-P2, E-E2, E-P2, G-E2 revision B, G-P2 revision B, H-E3, H-P3, K-E3, K-P3, L-E2, L-P2
revision B, M-E1 revision B, M-P1 revision B, N-E1, N-P1, AA-E1, AA-P1, AB-E1, AB-P1, AC-E1, AC-P1, AEE1, AE-P1, H-E4, H-P4, K-E4, K-P4, L-E3 revision B, L-P3, AA-E2, AA-P2, AB-E2, AB-P2, AB-E3, AB-P3, ABE4, AB-P4, AC-E2 revision B, AC-P2, AC-E3, AC-P3, AD-E1, AD-P1, AD-E2 revision B, AD-P2, AE-E2, AEP2, AF-E1, AF-E2, AF-P1, AF-P2,BK-E1 revision B, BK1-E2, BK1-E3, BK1-E4, BK1-P1 revision B, BK1-P2
revision B, BK1-P3 revision B, BK1-P4 revision B, GAR01, GAR02, GAR03, CP01, CP02, CP03, SH01,
7955/02 1/2, 7955/02 2/2, 7955/01 rev B 1/2 7955/01 rev B 2/2 and 05SN001
Reason - To ensure the development is implemented in accordance with the permission granted
INFORMATIVES
1
There is a charge for requests for compliance of conditions. The fee, where written confirmation is required
that one or more conditions imposed on the same permission have been complied with, is £28 per request
for a householder development and £97 for all other development. The fee must be paid when the request
is made and should be made payable to Hart District Council. The Council aims to respond within eight
weeks from the date when the request and fee are received, to confirm whether the details are acceptable.
Please quote the planning application reference number when submitting any details.
2
You may require Building Regulations Consent and we advise that you should contact Building Control on
01252 774422.
3
The Council works positively and proactively on development proposals to deliver sustainable development
in accordance with the NPPF. In this instance:
o
The applicant was advised of the necessary information needed to process the application.
o
The application as submitted was acceptable and no further engagement with the applicant was
required.
o
The applicant was provided with pre-application advice and the application was submitted in
accordance with that advice and no further engagement with the applicant was required.
o
The applicant was advised of the issues relating to community infrastructure/impact on a European
site as part of the processing of the application and was assisted to complete a Section 106 Planning
Obligation to address these concerns. Consequently planning permission could be granted.
4
Works affecting the highway need consent from the Area Surveyor, please contact Hampshire Highways on
0845 850 4422.
B. In the event that the requirements as set out in Recommendation A above are not progressed to
the satisfaction of the Head of Regulatory Services, the application be refused for the following
reasons:
1. The site is located within 5km of the Site of Special Scientific Interest (SSSI) which forms part of the Thames
Basin Heaths Special Protection Area (SPA). In the absence of any evidence that the test of no alternatives under
Regulation 62 of The Conservation of Habitats and Species Regulations 2010 can be satisfied, or evidence that
there are grounds of overriding public interest, the proposed development, either alone or in combination with
other plans or projects, would be likely to have a significant adverse effect on the SPA. As such the proposal is
contrary to saved policies CON1 and CON2 in the Hart District Local Plan, and policy NRM6 in the South East
Plan.
2. The proposed development would give rise to additional detrimental impacts on the transport infrastructure. As
such the proposal is contrary to paragraph 4.6.1 and saved policy T16 in the adopted Hart District Local Plan,
and the Council's Community Infrastructure Policy.
3. The proposed development would exacerbate the existing deficiency in provision for leisure facilities within the
vicinity of the site. As such the proposal is contrary to paragraph 4.6.1 in the adopted Hart District Local Plan
(Replacement) 1996-2006, Hart District Council's adopted Leisure Strategy, and the Council's Community
Infrastructure Policy.
4. The proposed development would exacerbate the existing deficiency in provision for primary schooling in the
vicinity of the site. As such the proposal is contrary to paragraph 4.6.1 in the adopted Hart District Local Plan
(Replacement) 1996-2006, and the Council's Community Infrastructure Policy.
5. The proposed development does not secure adequate provision of affordable housing and as such is contrary to
policy ALTGEN13 of the Hart District Local Plan.