Part 1

EAST HAMPSHIRE DISTRICT COUNCIL

MINUTES OF PLANNING COMMITTEE

Applications determined by the Council as the Local Planning Authority

APPENDIX A

PS.429/2014 26 June 2014

PROPOSAL ERECTION OF EIGHTY DWELLINGS (WITH DEMOLITION OF BOYNESWOOD LODGE) INCLUDING 32 AFFORDABLE HOMES, GARAGES, CAR PARKING, ASSOCIATED ACCESS, INFRASTRUCTURE, OPEN SPACE AND LANDSCAPING (AS AMENDED BY AMENDED/ADDITIONAL PLANS RECEIVED ON 06/03/2014, 07/04/2014, 08/04/2014 AND 10/04/2014)

LOCATION: Land at Friars Oak Farm, Boyneswood Road, Medstead, Alton

REFERENCE NO:

25256/032/FUL/CM

Provided that; A) the Solicitor to the Council be authorised to draw up a Section 106 Undertaking or

Agreement, and; B) provided that by the 31 August 2014 all parties enter into the Section 106 Undertaking

or Agreement with the District Council to secure: i) developer contributions towards: education, integrated transport measures, off-site public open space, sport and/or recreation, environmental improvements, community project worker, and S106 monitoring and administration;

ii) 32 units of affordable housing according with the approved mix and satisfactory tenure split;

iii) appropriate triggers for the phased delivery of the affordable housing and public open space within the development; and

iv) the appropriate provision, management and on-going maintenance of on-site public open space; accesses, estate roads and parking courts (unless adopted), lighting and furniture, systems of surface water and foul drainage (unless adopted), bio-diversity enhancements and landscape buffers

in accordance with the saved policies of the Local Plan: Second Review and the Joint Core Strategy then the Service Manager - Planning Development be authorised to grant Permission subject to the conditions set out below. However, in the event that the above requirements of are not met by 31 August 2014 then planning permission will be refused under the adopted scheme of delegation. 1 The development hereby permitted shall be begun before the expiration

of two years from the date of this planning permission. Reason - To comply with Section 91 of the Town and Country Planning Act 1990.

2 No development shall start on site until the following details have been submitted to and approved in writing by the Planning Authority. (a) a specification of the type of construction for the roads and footpaths, including all relevant horizontal cross sections and longitudinal sections showing the existing and proposed levels together with details of street lighting and the method of disposing surface water; (b) a programme for making up the roads and footpath. The development shall be carried out in accordance with the approved details before any part of the development is occupied unless otherwise first agreed in writing by the Planning Authority. Reason - To ensure that the roads and footpaths are constructed to a satisfactory standard.

3 Development shall not commence until a drainage strategy detailing all on and/or off site drainage works and including provision for a connection into the public system, has been submitted to and approved by the local planning authority in consultation with the sewerage undertaker. No discharge of foul or surface water from the site shall be accepted into the public system until the drainage works referred to in the strategy have been completed. Reason - To ensure that sufficient capacity is made available to cope with the new development and in order to avoid adverse environmental impact upon the community.

4 No development shall commence on site until a construction method statement has been submitted to and approved in writing by the Planning Authority, which shall include:

(a) A programme of and phasing of demolition and construction work; (b) The provision of long term facilities for contractor parking; (c) The arrangements for deliveries associated with all construction

works; (d) Methods and phasing of construction works; (e) Access and egress for plant and machinery; (f) Measures to prevent the deposit of mud and similar debris on the

public highway. (g) Protection of any pedestrian routes during construction;

(h) Location of temporary site buildings, compounds, construction material, and plant storage areas;

(i) Controls over dust, noise, and vibration during the construction period with regard to the Code of Practice - Control of noise from construction and open sites BS 5228 (2009);

(j) Provision for storage, collection, and disposal of rubbish from the development during construction period;

(k) Measures to control and prevent pollution to groundwater (including storage of fuels and/or lubricants)

(l) Measures to protect existing natural features including hedgerows, trees, and ditches;

(m)Re-use of on site material and spoil arising from any site clearance or demolition work

(n) Hours of construction work (o) A lighting strategy (designed to avoid spillage onto adjacent habitat

features such as hedgerows, and therefore impacts on species using them).

Demolition and construction work shall only take place in accordance with the approved method statement. Reason - In order that the Planning Authority can properly consider the effect of the works on the amenity of the locality and ensure a satisfactory development including, the adequate protection of existing features such as hedgerows through construction, suitable provisions to mitigate the effects of construction traffic on the local road network and to mitigate the effect of development upon the amenities of adjacent development.

5 Prior to the commencement of any development activities a detailed scheme of ecological mitigation, compensation and enhancement measures shall be submitted to, and agreed in writing by, the Local Planning Authority. Such details shall be in accordance with the outline mitigation, compensation and enhancement measures detailed within the Ecological Appraisal (ACD Limited, February 2014) and subsequent letter

from Mr Duncan Murray dated 7th April 2014. Any such measures shall thereafter be implemented in strict accordance with the agreed details, unless otherwise agreed in writing by the Local Planning Authority. Reason - To protect and enhance biodiversity in accordance with the NPPF and the Natural Environment and Rural Communities Act 2006.

6 Notwithstanding the details of landscaping hereby approved as part of this scheme, no development shall commence (including site clearance works) until a full and detailed scheme of hard and soft landscaping and boundary treatments has been submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be implemented in accordance with the approved details. Reason - To secure a high quality development and ensure that the proposed landscaping of the site complements so far as is practicable the bio-diversity mitigation and enhancement measures to be agreed, in accordance with the NPPF and the Natural Environment and Rural Communities Act 2006.

7 Prior to the construction of any building above slab level samples or exact details of all the materials to be used for the external finishes in buildings (including dwellings, ancillary and other buildings) hereby approved, shall be submitted to and approved in writing by the Planning Authority, and the works shall be carried out in accordance with the approved samples. Reason - To secure a high standard of housing design quality in the interests of visual amenity.

8 No development shall start on site until the following details have been submitted to and approved in writing by the Planning Authority :- (a) a desk top study report, documenting all the previous and existing

land uses both on and adjacent to the site and including a conceptual site model and preliminary risk assessment. The report should be completed by a competent person and produced in accordance with national guidance, as set out in Contaminated Land Research Report No.11 and BS10175:2001;

and unless otherwise first agreed in writing by the Planning Authority:- (b) a scheme outlining a site investigation and risk assessments

designed to assess the nature and extent of any contamination on the site;

(c) a written report of the findings which includes, a description of the extent, scale and nature of contamination, an assessment of all potential risks to known receptors, an update of the conceptual site model (devised in the desktop study), identification of all pollutant linkages and unless otherwise agreed in writing by the Planning Authority and identified as unnecessary in the written report, an appraisal of remediation options and proposal of the preferred option(s) identified as appropriate for the type of contamination found on site;

and unless otherwise first agreed in writing by the Planning Authority:- (d) a detailed remediation scheme designed to bring the site to a

condition suitable for the intended use by removing unacceptable risks to human health, buildings and other property and the natural and historical environment. The scheme should include all works to be undertaken, proposed remediation objectives and remediation criteria, timetable of works, site management procedures and a verification plan outlining details of the data to be collected in order to demonstrate the completion of the remediation works and any arrangements for the continued monitoring of identified pollutant linkages. Site works and details submitted shall be in accordance with the approved scheme and undertaken by a competent person. The above reports and site works should be undertaken in accordance with DEFRA and the Environment Agency’s ‘Model Procedures for the Management of Land Contamination, CLR 11’.

Reason - To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance with policy P7 of the East Hampshire District Local Plan: Second Review.

9 Before any part of the development is occupied or used, (unless otherwise first agreed in writing by the Planning Authority) a verification report demonstrating the effectiveness of the remediation works carried out and a completion certificate confirming that the approved remediation scheme has been implemented in full shall both have been submitted to and approved in writing by the Planning Authority. The verification report and completion certificate shall be submitted in accordance with the approved scheme and undertaken by a competent person in accordance with DEFRA and the Environment Agency’s ‘Model Procedures for the Management of Land Contamination, CLR 11’. Reason - To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance with policy P7 of the East Hampshire District Local Plan: Second Review.

10 All development shall be stopped immediately in the event that contamination not previously identified is found to be present on the development site and details of the contamination shall be reported immediately in writing to the Planning Authority. Development shall not re-start on site until the following details have been submitted to and approved in writing by the Planning Authority:- (a) a scheme outlining a site investigation and risk assessments designed to assess the nature and extent of any contamination on the site. (b) a written report of the findings which includes, a description of the extent, scale and nature of contamination, an assessment of all potential risks to known receptors, an update of the conceptual site model (devised in the desktop study), identification of all pollutant linkages and unless otherwise agreed in writing by the Planning Authority and identified as unnecessary in the written report, an appraisal of remediation options and proposal of the preferred option(s) identified as appropriate for the type of contamination found on site and (unless otherwise first agreed in writing by the Planning Authority)

(c) a detailed remediation scheme designed to bring the site to a condition suitable for the intended use by removing unacceptable risks to human health, buildings and other property and the natural and historical environment. The scheme should include all works to be undertaken, proposed remediation objectives and remediation criteria, timetable of works, site management procedures and a verification plan outlining details of the data to be collected in order to demonstrate the completion of the remediation works and any arrangements for the continued monitoring of identified pollutant linkages;

and before any part of the development is occupied or used (unless otherwise first agreed in writing by the Planning Authority) a verification report demonstrating the effectiveness of the remediation works carried out and a completion certificate confirming that the approved remediation scheme has been implemented in full shall both have been submitted to and approved in writing by the Planning Authority. The above site works, details and certification submitted shall be in accordance with the approved scheme and undertaken by a competent person in accordance with DEFRA and the Environment Agency’s ‘Model Procedures for the Management of Land Contamination, CLR 11’. Reason - To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance with policy P7 of the East Hampshire District Local Plan: Second Review.

11 No development shall take place until the applicant has secured the implementation of a programme of archaeological assessment in accordance with a Written Scheme of Investigation that has been submitted to and approved by the Planning Authority. Reason - To assess the extent, nature and date of any archaeological deposits that might be present and the impact of the development upon these heritage assets.

12 Should archaeological remains be identified during the programme of archaeological assessment that no development shall take place until the applicant has secured the implementation of a programme of archaeological mitigation of impact in accordance with a Written Scheme of Investigation that has been submitted to and approved by the Planning Authority. Reason - To mitigate the effect of the works associated with the development upon any heritage assets and to ensure that information regarding these heritage assets is preserved by record for future generations.

13 Following completion of archaeological fieldwork a report will be produced in accordance with an approved programme including where appropriate post-excavation assessment, specialist analysis and reports, publication and public engagement. Reason - To contribute to our knowledge and understanding of our past by ensuring that opportunities are taken to capture evidence from the historic environment and to make this publicly available.

14 The development hereby approved shall be carried out in accordance with the recommendations set out by the submitted Arboricultural Method Statement (AMS) (minus section 4.7 on the installation of underground services) and accompanying Tree Protection Plan(TPP). Reason - In the interests of visual amenity.

15 No development shall start on site until details of a scheme to prevent surface water from the site discharging on to the adjacent highway have been submitted to and approved in writing by the Planning Authority. The development works shall be carried out in accordance with the approved details before any part of the development is occupied and shall be retained thereafter. Reason - To ensure adequate provision for surface water drainage and avoid discharge of water onto the public highway.

16 All hard and soft landscape works shall be carried out in accordance with the approved details and to a reasonable standard in accordance with the relevant parts of appropriate British Standards or other recognised codes of good practice and shall be carried out prior to the occupation of any part of the development or in accordance with a timetable to be first agreed with the Planning Authority. Any trees or plants which, within a period of five years after planting, are removed, die or become, in the opinion of the Planning Authority, seriously damaged or defective, shall be replaced as soon as is reasonably practicable with others of species, size and number as originally approved, unless the Planning Authority gives its written consent to any variation. Reason - To ensure the provision, establishment and maintenance of a reasonable standard of landscape in accordance with the approved designs.

17 Before the development commences on site details of the existing and proposed ground levels of the development, and the finished floor levels of all buildings hereby approved shall have been submitted to and approved in writing by the Planning Authority. Such details must be sufficient to clearly identify the completed height of the development in relation to the adjacent development. Reason - To ensure that a satisfactory relationship results between the new development and adjacent buildings or public areas in the interests of visual amenity.

18 Prior to the first occupation of any dwelling hereby approved a scheme of external lighting shall be submitted to and approved in writing by the Local Planning Authority. Any lighting approved shall be implemented in accordance with the approved details and thereafter no form of street lighting or other external lighting shall be installed within the scheme unless otherwise approved by the Local Planning Authority. Reason - To maintain the semi-rural character of the area and minimise intrusion for biodiversity in the surrounding area.

19 Before the first occupation of each dwelling, provision for parking shall have been made within the site in accordance with the approved plans for that dwelling and shall be retained thereafter. Reason - To ensure adequate on-site car parking provision for the approved development.

20 The garages hereby approved shall be used for the parking of private motor vehicles and ancillary domestic storage only and for no other purpose. Reason - To ensure adequate parking provision is maintained for the parking of vehicles clear of the highway within the development.

21 No development shall commence on site until plans and particulars showing details of the provisions of bin/cycle storage within the site have been submitted and approved in writing by the Planning Authority. The development shall be carried out in accordance with the approved details before the use of the development is commenced and shall be retained thereafter. Reason - To ensure adequate provision within the site.

22 Prior to the first occupation of any dwelling hereby approved full specifications and details of the size, siting and design of solar PV panels on plots throughout the scheme to be agreed prior to the first occupation of any dwelling. Solar PV panels shall thereafter be installed in accordance with the approved details prior to the first occupation of dwellings on their respective plots. Reason - In the interests of visual amenity and maintaining the character of the development.

23 All dwellings shall be constructed to meet Code Level 3 of the Code for Sustainable Homes Standards, or higher, unless otherwise approved in writing by the Local Planning Authority and before any dwelling is first occupied a verification report and completion certificate shall be submitted in writing to the Planning Authority, confirming the dwelling permitted incorporates measures that provide at least 10% of the predicted energy requirement from on-site renewable sources, or, provided that first agreed in writing by the Planning Authority before development starts on site, an alternative means of achieving an equivalent energy saving. The developer shall nominate a competent person for the purpose of assessing and providing the above required report and certificate to confirm that the completed works incorporate such measures as to provide the required energy savings. The energy saving works set out in the above report shall thereafter be maintained so that the required energy saving is sustained at the certified level for the lifetime of the development. (Note:- The carbon savings which result from these measures are required to be above and beyond any savings provided by measures incorporated into the development to comply with Part L Building Regulations). Reason - To ensure that the development incorporates necessary mitigation and adaptation measures with regard to climate change.

24 Prior to the occupation of any dwelling, vehicular access via the “Emergency Access Only” (as shown on the approved plans) shall be restricted to emergency services vehicles, in accordance with a scheme of measures to have been first submitted to and approved in writing by the Local Planning Authority. Reason - To prevent undesirable movements in the interests of amenity and highway safety.

25 All services provided in connection with the development shall be installed underground unless otherwise approved in writing by the Local Planning Authority. Reason - In the interests of visual amenity.

26 Notwithstanding the provisions of Part 2 Schedule 2 of the Town and Country Planning (General Permitted Development) Order, 1995 (or any Order revoking or re-enacting that Order), no fence, wall or other means of enclosure shall be erected, constructed or established within the front gardens of any plot except with the prior written consent of the Planning Authority. Reason - To preventing the enclosure of prominent amenity areas and maintain the quality of the scheme, in the interests of visual amenity and the quality and character of the public realm.

27 No development shall start on site until the access, including the footway and/or verge crossing shall be constructed in accordance with the highway works shown on drawing 4369/002C - development site access. The lines of sight splays shown on the approved plans shall be kept free of any obstruction exceeding 1metre in height above the adjacent carriageway and shall be subsequently maintained so thereafter. Reason - To provide satisfactory access and in the interests of highway safety.

28 Before any part of the development is occupied the highway works shown on drawing 4369-008 Rev B (Improvement to Boyneswood Road bridge) or any variation there of which, may include a kerb, to be first agreed in writing by the Local Planning Authority, shall have been completed in accordance with those drawings and shall have been certified in writing as complete by or on behalf of the Planning Authority unless alternative arrangements to secure the specified works have been approved in writing by the Planning Authority. Reason - To ensure adequate vehicular and pedestrian facilities are provided in the interests of highway safety.

29 No development shall start on site until the details of the proposed dropped crossings and tactile paving have been submitted to, and approved by, the planning authority. The details shall include the outcome from a Stage 2 Road Safety Audit, and any comments must be incorporated into the proposal and signed off by the safety auditor. Reason - In the interests of highway safety, and to ensure provision of safe pedestrian desire lines.

30 The development hereby permitted shall be carried out in accordance with the following approved plans and particulars: Composite drawing list Application form Planning Statement Flood Risk Assessment Energy Statement Design and Access Statement Desk-based Heritage Assessment Ground and Water Desk Study report Ground and Water Executive Summary appendix B - site photographs appendix c - Groundsure Historical Maps appendix D - Groundsure Envirolnsight and Geolnsight Datasheets Micro Drainage Arboricultural Impact Assessment & Method Statement Transport Assessment + appendices 1 & 2 Appendices 3 - 6 Drg no. P984.A.02 - house type A brick- front and side elevation Drg no. P984.A.03 - house type A brick - rear and side elevations Drg no. P984.A.04 - house type A stone - front and side elevation Drg no. P984.A.05 - house type A stone - rear and side elevations

Drg no. P984.A.06 - house type A tile hung - front and side elevations Drg no. P984.A.07 - house type A tile hung - rear and side elevations Drg no. P984.BLKA.01 Block A - ground and first floor plans Drg no. P984.BLKA.02 Block A - second floor and roof plan Drg no. P984.BLKA.03 Block A - front and side elevations Drg no. P984.BLKA.04 Block A - rear and side elevations Drg no. P984.C.01 - house type C - floor and roof plans Drg no. P984.C.02 - house type C brick - front and side elevations Drg no. P984.C.03 - house type C brick - rear and side elevations Drg no. P984.C.04 - house type C stone - front and side elevations Drg no. P984.C.05 - house type C brick - rear and side elevations Drg no. P984.D.01 - house type D - floor and roof plans Drg no. P984.D.02 - house type D brick - elevations Drg no. P984.D.03 - house type D tile hung - elevations Drg no. P984.E.01 - house type E - floor and roof plans Drg no. P984.E.02 - house type E brick - elevations Drg no. P984.E.03 - house type E brick and tile - elevations Drg no. P984.E1.01 - house type E1 floor and roof plans Drg no. P984.E1.02 - house type E1 render and tile elevations Drg no. P984.G.01 - house type G brick plans and elevations Drg no. P984.G.02 - house type G tile hung plans and elevations Drg no. P984.G.03 - house type G render plans and elevations Drg no. P984.G1.01 - house type G1 tile hung plans and elevations Drg no. P984.H.01 - house type H brick plans and elevations Drg no. P984.H.02 - house type H tile hung plans and elevations Drg no. P984.H.03 - house type H render plans and elevations Drg no. P984.J.01 - house type J - floor and roof plans Drg no. P984.J.02 - house type J brick elevations Drg no. P984.J1.01 - house type J1 plans and elevations Drg no. P984.K.01 - house type K brick plans and elevations Drg no. P984.K1.01 Rev A - house type K brick plans and elevations Drg no. P984.L.01 - house type L floor and roof plans Drg no. P984.L.02 - house type L brick elevations Drg no. P984.M.01 - house type M floor and roof plans Drg no. P984.M.02 - house type M brick front and side elevations Drg no. P984.M.03 - house type M brick rear and side elevations Drg no. P984.GAR.01 - single garage plans and elevations Drg no. P984.GAR.02 - double garage plans and elevations Drg no. P984.GAR.03 - double gable garage plans and elevations Drg no. P984.GAR.04 - double pyramid garage plans and elevations Drg no. P984.GAR.05 - pair gable sided garage plans and elevations Drg no. P984.GAR.06 - pair pyramid garage plans and elevations Drg no. P984.GAR.07 - single + double gable sided garage plans and elevations Drg no. P984.GAR.08 - triple gable sided garage plans and elevations Drg no. P984.GAR.09 - single car barn plans and elevations Drg no. P984.GAR.10 - double car barn plans and elevations Drg no. P984.GAR.11 - double pyramid car barn plans and elevations Drg no. P984.GAR.12 - triple car barn plans and elevations Drg no. P984.GAR.13 - quadruple car barn plans and elevations

Drg no. P984.1BF1.01 - house type 1BF1 - floor and roof plans Drg no. P984.1BF1.02 - house type 1BF1 - brick elevations Drg no. P984.1BF1.02 - house type 1BF1 - brick elevations Drg no. P984.2B.02 - house type 2B - tile hung plans and elevations Drg no. P984.2B1.01 - house type 2B - brick plans and elevations Drg no. P984.2B1.02 - house type 2B1 - tile hung plans and elevations Drg no. P984.2BF.01 - house type 2BF - floor and roof plans Drg no. P984.2BF.02 - house type 2BF - brick elevations Drg no. P984.3B1.01 - house type 3B1 - brick plans and elevations Drg no. P984.3B1.02 - house type 3B1 -tile hung plans and elevations Drg no. P984.3B.01 - house type 3B brick - plans and elevations Drg no. P984.3B.02 - house type 3B tile - plans and elevations Drg no. P984.4B.01 - house type 4B brick - plans and elevations Drg no. P984.A.01 - house type A - floor and roof plans Drg no. P984.SS.01 Rev A - street scenes sheet 1 of 2 Drg no. P984.SS.02 Rev B - street scenes sheet 2 of 2 Drg no. P984/01 Rev V - planning layout Drg no. P984/02 Rev H - materials layout Drg no. P984/03 Rev G - affordable housing layout Drg no. P984/04 Rev G - storey height layout Drg no. P984/05 Rev J - parking layout Drg no. P984/06 Rev G - refuse strategy plan Drg no. LACEY 18720/01a - tree reference plan site survey - sheet 1 of 4 site survey - sheet 2 of 4 site survey - sheet 3 of 4 site survey - sheet 4 of 4 Drg no. 264/MED/1 - site survey 4369/008 Rev B - Suggested off-site highway improvements OPTION 2 Email dated 8 April 2014 4369/011 - Typical cross section of bridge Reason - To ensure provision of a satisfactory development

Informative Notes to Applicant: 1 In accordance with paragraphs 186 and 187 of the NPPF East

Hampshire District Council (EHDC) takes a positive and proactive approach and works with applicants/agents on development proposals in a manner focused on solutions by:

• offering a pre-application advice service,

• updating applications/agents of any issues that may arise in the processing of their application and where possible suggesting solutions, and,

• by adhering to the requirements of the Planning Charter.

In this instance

• pre-application advice was provided,

• the applicant was updated of any issues after the initial site visit,

• discussions and negotiations took place to secure additional information and a number of amendments and enhancements to the scheme were secured.

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PROPOSAL OUTLINE WITH SOME MATTERS RESERVED - 40 RESIDENTIAL DWELLINGS (MIX OF 1,2,3 AND 4 BED) WITH ASSOCIATED AMENITY SPACE AND ROAD NETWORK WITH ACCESS FROM LOVEDEAN LANE VIA EXISTING ACCESS

LOCATION: Land Rear of, 185-189A Lovedean Lane, Horndean, Waterlooville

REFERENCE NO:

54596/001/OUT/JonH

Provided that, A) the Solicitor to the Council be authorised to draw up a Section 106 Undertaking or

Agreement, and B) provided that by 24 July 2014 all parties enter into a Section 106 Undertaking or

Agreement with the District Council to secure: i) developer contributions towards integrated transport measures, off-site public open

space, environmental improvements and S106 monitoring and administration; ii) the future maintenance and management of on-site surface water and foul drainage; iii) maintenance and management of common areas including on-site public open space,

landscape buffers, roads, parking courts, lighting (where not adopted) and; iv) affordable housing provision mix and tenure split; in accordance with the saved policies of the Local Plan: Second Review and the Joint Core Strategy then the Service Manager - Planning Development be authorised to grant Permission subject to the conditions set out below. However, in the event that the above requirements of are not met by 24 July 2014 then planning permission will be refused under the adopted scheme of delegation. 1 Applications for the approval of the matters referred to herein shall be

made within a period of three years from the date of this permission. The development to which the permission relates shall be begun not later than whichever is the later of the following dates:- (i) two years from the date of this permission; or

(ii) two years from the final approval of the said reserved matters, or, in the case of approval on different dates, the final approval of the last such matter to be approved. Reason - To comply with the provisions of Section 92(2) of the Town and Country Planning Act, 1990.

2 No development shall start, or if a phasing plan has first been agreed in writing with the Planning Authority, until plans and particulars showing the detailed proposals for all the following aspects of the development or the individual phase have been submitted to and approved in writing by the Planning Authority. These details shall comprise the 'reserved matters' and shall be submitted within the time constraints referred to in Condition 1 and comprise:- (a) Appearance in respect of the aspects of any building or place within

the development which determine the visual impression the building or place makes, including the external built form of the development, its architecture, materials, decoration, lighting, colour and texture;

(b) Landscaping in relation to the means the treatment of land (other than buildings) for the purpose of enhancing or protecting the amenities of the site and the area in which it is situated and includes screening by fences, walls or other means, the planting of trees, hedges, shrubs or grass, the formation of banks, terraces or other earthworks, the laying out or provision of gardens, courts or squares, water features, sculpture, or public art and the provision of other amenity features;

(c) Landscaping details showing the position, type and spread of all existing trees on the site and a schedule detailing the size and physical condition of each tree and where appropriate, the steps to be taken to bring the tree(s) to be retained to a satisfactory condition and also details of any proposals for the felling, lopping, topping or up-rooting of any tree;

(d) Arrangements to be made for the future maintenance of landscaped and other open areas;

(e) Layout of the development with respect to the way in which buildings, routes and open spaces within the development are provided, situated and orientated in relation to each other and to buildings and spaces outside the development;

(f) The provision to be made for the parking, turning, loading and unloading of vehicles;

(g) Details of a scheme for foul and surface water drainage to include the layout of foul sewer connections and water drains;

(h) Scale with respect to the height, width and length of each building proposed within the development in relation to its surroundings;

(i) The provision of street lighting, street furniture, lighting (including security lighting), bollards etc;

(j) The provision to be made for the storage and removal of refuse from each part of the development;

(k) Details of the existing and proposed ground levels, proposed

external leaf DPC level, proposed finished floor levels, levels of any paths, drives, garages and parking areas and the proposed completed height of the development and any retaining walls have been submitted to and approved in writing by the Planning Authority.

Each of the above matters shall be implemented in accordance with the approved details before either any part of the development is occupied, or in accordance with an agreed phasing plan, whichever is the later, unless otherwise first agreed in writing by the Planning Authority. Reason - To comply with Article 5 of the Town and Country Planning (Development Management (England) Procedure) Order 2010 (or any Order revoking and re-enacting that Order).

3 No development shall start on site until the following details have been submitted to and approved in writing by the Planning Authority :- (a) a desk top study report, documenting all the previous and existing

land uses both on and adjacent to the site and including a conceptual site model and preliminary risk assessment. The report should be completed by a competent person and produced in accordance with national guidance, as set out in Contaminated Land Research Report No.11 and BS10175:2001;

and unless otherwise first agreed in writing by the Planning Authority:- (b) a scheme outlining a site investigation and risk assessments

designed to assess the nature and extent of any contamination on the site;

(c) a written report of the findings which includes a description of the extent, scale and nature of contamination, an assessment of all potential risks to known receptors, an update of the conceptual site model (devised in the desktop study), identification of all pollutant linkages and unless otherwise agreed in writing by the Planning Authority and identified as unnecessary in the written report, an appraisal of remediation options and proposal of the preferred option(s) identified as appropriate for the type of contamination found on site;

and unless otherwise first agreed in writing by the Planning Authority:- (d) a detailed remediation scheme designed to bring the site to a

condition suitable for the intended use by removing unacceptable risks to human health, buildings and other property and the natural and historical environment. The scheme should include all works to be undertaken, proposed remediation objectives and remediation criteria, timetable of works, site management procedures and a verification plan outlining details of the data to be collected in order to demonstrate the completion of the remediation works and any arrangements for the continued monitoring of identified pollutant linkages. Site works and details submitted shall be in accordance with the approved scheme and undertaken by a competent person.

The above reports and site works should be undertaken in accordance with DEFRA and the Environment Agency’s ‘Model Procedures for the Management of Land Contamination, CLR 11’.

Reason - To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other off-site receptors in accordance with policy P7 of the East Hampshire District Local Plan: Second Review.

4 Before any part of the development is occupied or used (unless otherwise first agreed in writing by the Planning Authority), a verification report demonstrating the effectiveness of the remediation works carried out and a completion certificate confirming that the approved remediation scheme has been implemented in full shall both have been submitted to and approved in writing by the Planning Authority. The verification report and completion certificate shall be submitted in accordance with the approved scheme and undertaken by a competent person in accordance with DEFRA and the Environment Agency’s ‘Model Procedures for the Management of Land Contamination, CLR 11’. Reason - To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other off-site receptors in accordance with policy P7 of the East Hampshire District Local Plan: Second Review.

5 All development shall be stopped immediately in the event that contamination not previously identified is found to be present on the development site and details of the contamination shall be reported immediately in writing to the Planning Authority. Development shall not re-start on site until the following details have been submitted to and approved in writing by the Planning Authority:- (a) a scheme outlining a site investigation and risk assessments designed to assess the nature and extent of any contamination on the site. (b) a written report of the findings which includes, a description of the extent, scale and nature of contamination, an assessment of all potential risks to known receptors, an update of the conceptual site model (devised in the desktop study), identification of all pollutant linkages and unless otherwise agreed in writing by the Planning Authority and identified as unnecessary in the written report, an appraisal of remediation options and proposal of the preferred option(s) identified as appropriate for the type of contamination found on site and (unless otherwise first agreed in writing by the Planning Authority)

(c) a detailed remediation scheme designed to bring the site to a condition suitable for the intended use by removing unacceptable risks to human health, buildings and other property and the natural and historical environment. The scheme should include all works to be undertaken, proposed remediation objectives and remediation criteria, timetable of works, site management procedures and a verification plan outlining details of the data to be collected in order to demonstrate the completion of the remediation works and any arrangements for the continued monitoring of identified pollutant linkages; and before any part of the development is occupied or used (unless otherwise first agreed in writing by the Planning Authority) a verification report demonstrating the effectiveness of the remediation works carried out and a completion certificate confirming that the approved remediation scheme has been implemented in full shall both have been submitted to and approved in writing by the Planning Authority. The above site works, details and certification submitted shall be in accordance with the approved scheme and undertaken by a competent person in accordance with DEFRA and the Environment Agency’s ‘Model Procedures for the Management of Land Contamination, CLR 11’. Reason - To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other off-site receptors in accordance with policy P7 of the East Hampshire District Local Plan: Second Review.

6 No development shall commence until a Foul and Surface Water Drainage Strategy detailing any on and off site drainage works, and which shall include measures to prevent surface water from the site discharging on to the adjacent highway, has been submitted to and approved by, the local planning authority in consultation with the sewerage undertaker. No discharge of foul or surface water from the site shall be accepted into the public system until the drainage works referred to in the strategy have been completed as approved and no dwelling shall be occupied until it has first been connected to the adoptable foul sewer.

Reason - To ensure adequate provision for foul and surface water drainage, in order to prevent to potential for adverse environmental effects including pollution and to avoid discharge of water onto the public highway.

7 No development shall commence on site until plans and particulars showing details of the provisions of bin/cycle storage within the site have been submitted and approved in writing by the Planning Authority. The development shall be carried out in accordance with the approved details before the use of the development is commenced and shall be retained thereafter. Reason - To ensure adequate provision within the site.

8 No development shall commence on site until the access, including the footway and/or verge crossing shall be constructed and lines of sight of 2.4 metres by 59 metres provided in accordance with the approved plans. The lines of sight splays shown on the approved plans shall be kept free of any obstruction exceeding 1 metre in height above the adjacent carriageway and shall be subsequently maintained so thereafter. Reason - To provide satisfactory access and in the interests of highway safety.

9 Prior to commencement, a Biodiversity Mitigation and Enhancement Scheme for the entire development site shall be submitted for written approval to the Local Planning Authority. This Scheme should include (but not necessarily be restricted to): location, extent and timing of vegetation loss; measures to safeguard protected species during construction; location, extent and composition of habitat creation; location and ongoing management of mitigation features e.g. new habitat, bat and bird boxes. Development shall subsequently proceed in accordance with any such approved Plan, with all biodiversity mitigation, compensation and enhancement features permanently retained in accordance with the approved Plan.

Reason - To conserve and enhance biodiversity in accordance with local and national planning policy.

10 No development shall commence on site until a construction method

statement has been submitted to and approved in writing by the Planning Authority, which shall include:

• A programme of and phasing of demolition (if any) and 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 machinery;

• Measures to prevent the deposit of mud and similar debris on the public highway.

• Protection of pedestrian routes during construction;

• Location of temporary site buildings, compounds, construction material, and plant storage areas;

• Controls over dust, noise, and vibration during the construction period with regard to the Code of Practice - Control of noise from construction and open sites BS 5228 (2009);

• Provision for storage, collection, and disposal of rubbish from the development during construction period;

• Measures to control and prevent pollution to groundwater (including storage of fuels and/or lubricants)

• Measures to protect existing natural features including hedgerows, trees, and ditches;

• Re-use of on site material and spoil arising from any site clearance or demolition work

• Hours of construction work

• A lighting strategy (designed to avoid spillage onto adjacent habitat features such as hedgerows, and therefore impacts on species using them).

Demolition and construction work shall only take place in accordance with the approved method statement. Reason - In order that the Planning Authority can properly consider the effect of the works on the amenity of the locality and ensure a satisfactory development including, the adequate protection of existing features such as hedgerows through construction, suitable provisions to mitigate the effects of construction traffic on the local road network and to mitigate the effect of development upon the amenities of adjacent development.

11 All hard and soft landscape works shall be carried out in accordance with the approved details and to a reasonable standard in accordance with the relevant parts of appropriate British Standards or other recognised codes of good practice. To be carried out prior to the occupation of any part of the development or in accordance with a timetable to be first agreed with the Planning Authority. Any trees or plants which, within a period of five years after planting, are removed, die or become, in the opinion of the Planning Authority, seriously damaged or defective, shall be replaced as soon as is reasonably practicable with others of species, size and number as originally approved, unless the Planning Authority gives its written consent to any variation. Reason - To ensure the provision, establishment and maintenance of a reasonable standard of landscape in accordance with the approved designs.

12 Before the first occupation of each dwelling, provision for parking shall have been made within the site in accordance with the approved plans for that dwelling and shall be retained thereafter. Reason - To ensure adequate on-site car parking provision for the approved development.

13 Before use of the development is commenced provision for the turning, loading, unloading and the parking of vehicles shall have been made within the site in accordance with the approved details and shall be retained thereafter. Reason - In the interests of highway safety.

14 All dwellings shall be constructed to meet Code Level 3 of the Code for Sustainable Homes Standards, or higher, unless otherwise approved in writing by the Local Planning Authority and before any dwelling is first occupied a verification report and completion certificate shall be submitted in writing to the Planning Authority, confirming the dwelling permitted incorporates measures that provide at least 10% of the predicted energy requirement from on-site renewable sources, or, provided that first agreed in writing by the Planning Authority before development starts on site, an alternative means of achieving an equivalent energy saving. The developer shall nominate a competent person for the purpose of assessing and providing the above required report and certificate to confirm that the completed works incorporate such measures as to provide the required energy savings. The energy saving works set out in the above report shall thereafter be maintained so that the required energy saving is sustained at the certified level for the lifetime of the development. (Note:- The carbon savings which result from these measures are required to be above and beyond any savings provided by measures incorporated into the development to comply with Part L Building Regulations). Reason - To ensure that the development incorporates necessary mitigation and adaptation measures with regard to climate change.

15 The development hereby permitted shall be carried out in accordance with the following approved plans and particulars: Application form Planning Statement Design and Access Statement Drg no. 114 Rev A - location plan Drg no. 101 Rev H -block plan Drg no. 100 Rev G - proposed site plan Drg no. 111 Rev A - Lovedean Lane Perspective Drg no. 112 Rev B - site section sheet 1 of 1 - site survey Affordable Housing Statement Transport Statement Flood Risk Assessment & Drainage Strategy Utilities Assessment Archaeological Desk-based Assessment Investigation of ground conditions Landscape and Visual Impact Assessment Arboricultural Implications Assessment and Method Statement Ecological Appraisal Biodiversity Checklist Community Involvement Statement Reason - To ensure provision of a satisfactory development

Informative Notes to Applicant: 1 In accordance with paragraphs 186 and 187 of the NPPF East

Hampshire District Council (EHDC) takes a positive and proactive approach and works with applicants/agents on development proposals in a manner focused on solutions by:

• offering a pre-application advice service,

• updating applications/agents of any issues that may arise in the processing of their application and where possible suggesting solutions, and,

• by adhering to the requirements of the Planning Charter.

In this instance the applicant was provided with pre-application advice and was updated of issues after the initial site visit.

2 The applicant is advised that there is a fee for the discharge of conditions

relating to this application. A single fee will apply to each batch of conditions submitted for discharge at the same time. The information to discharge a condition will not be accepted by the Council without the appropriate fee. The schedule of fees can be found on the Council's website.

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PROPOSAL RETENTION OF NEW BUSINESS UNIT FOR CLASS B1(A) AND B8 USES

LOCATION: Oakhanger Farm, Oakhanger Road, Bordon, GU35 9JA

REFERENCE NO:

21876/047/FUL/NP

1 The development hereby permitted shall be begun before the expiration

of three years from the date of this planning permission. Reason - To comply with Section 91 of the Town and Country Planning Act 1990

2 Within one month of this permission details of any surface water drainage from the new parking area to the north-east of the building shall have been submitted to and approved in writing by the Planning Authority. Such details should include provision for all surface water drainage from parking areas and areas of hardstanding. The development works shall be carried out in accordance with the approved details within 3 months of the approval of the details and shall be retained thereafter. Reason - To ensure adequate provision for drainage.

3 The Class B1(c) offices hereby permitted shall be used only for that purpose and shall not be converted to any other use. Reason - To retain control over the development hereby permitted

4 The parking spaces shown on the approved plans shall be used only for parking purposes and not for the storage of boats, caravans and trailers. Reason - To ensure adequate on-site car parking provision for the approved development.

5 Within one month of the date of this permission, provision for the turning, loading, unloading and the parking of vehicles shall have been made within the site in accordance with the approved details and shall be retained thereafter. Reason - In the interests of highway safety.

6 The development hereby permitted shall be carried out in accordance with the following approved plans and particulars: Application Form Correspondence 11 April 2014 Planning Statement Oakhanger Farm Business Park schedule of uses, floor areas and parking requirement provision EH/430/IE/002 Block Plan EH/384/IE/103 Ground Floor Plan EH/384/IE/103a First Floor Plan EH/384/IE/104 Elevations and Roof Plan EH/384/IE/105a Parking Plan EH/384/IE/120 Site Location Plan Reason - To ensure provision of a satisfactory development

Informative Notes to Applicant: 1 In accordance with paragraphs 186 and 187 of the NPPF East

Hampshire District Council (EHDC) takes a positive and proactive approach and works with applicants/agents on development proposals in a manner focused on solutions by:

• offering a pre-application advice service,

• updating applications/agents of any issues that may arise in the processing of their application and where possible suggesting solutions, and,

• by adhering to the requirements of the Planning Charter.

In this instance, the application was acceptable as submitted and no further assistance was required.

2 The applicant is advised that further works outside of the boundary of the

commercial development are unlikely to be considered favourably. ———————————————————————————————————————