Agenda item

APPLICATION NO.

21/01050/FULLS

APPLICATION TYPE

FULL APPLICATION - SOUTH

REGISTERED

21.05.2021

APPLICANT

Planning Base Ltd

SITE

Land Adjacent 5 Riverside Green, Kings Somborne, Stockbridge, SO20 6NG, KINGS SOMBORNE

PROPOSAL

Erection of one dwelling

AMENDMENTS

10.05.2021 – 2037-01 Rev A received

07.07.2021 – vehicle tracking plan received

22.07.2021 – nitrate neutrality calculations received

CASE OFFICER

Katie Andrew

Had the Local Planning Authority been in a position to determine the application the formal decision of the Council would have been REFUSE for the following reasons:
Delegated to officers to form the exact wording of additional reasons for refusal to reflect the view of the committee

1.

The site lies within close proximity to the New Forest SPA which is designated for its conservation importance. In the absence of a legal agreement, the application has failed to secure the required mitigation measures, in accordance with the Council's adopted 'New Forest SPA Mitigation - Interim Framework'. As such, it is not possible to conclude that the development would not have an in-combination likely significant effect on the interest features of this designated site, as a result of increased recreational pressure. The proposed development is therefore contrary to the Council's adopted 'New Forest SPA Mitigation - Interim Framework', Policies COM2 and E5 of the adopted Test Valley Borough Revised Local Plan (2016) and the Conservation of Habitats and Species Regulations 2017 (as amended).

2.

The proposed development by means of its nature, location and scale could have likely significant effects upon the nearby Solent and Southampton Water European Designated Site which is designated for its conservation importance. Insufficient information has been submitted with the application to allow the Council to reasonably carry out an appropriate assessment of the application as required under Regulation 63 of the Habitats Regulations. In the absence of information relating to the development achieving nutrient neutrality or onsite/off site mitigation, the applicant has failed to satisfy the Council that the proposal would not adversely affect the special interest of the Solent and Southampton Water European Designated Site, therefore the application is contrary to Policies COM2 and E5 of the adopted Test Valley Borough Revised Local Plan (2016) and the Conservation of Habitats and Species Regulations 2017 (as amended).

3.

The proposed development, despite an indication on the submitted first floor plans to the contrary, is considered to nevertheless represent a 2-bed dwelling and as such the Local Planning Authority considers that it appropriate to consider the merits of the proposal on this basis. The work necessary to enable the provision of a second bedroom at first floor level to enable what is an unusually large bedroom, en-suite and family bathroom (as shown on the plans) into a second bedroom would be both minimal and include operations that would not constitute “development” for the purposes of Section 55 of the Act. In addition the Local planning Authority considers that the planning history of the site indicates a clear intention to develop a new dwelling of multiple bedrooms in this location. In view of these circumstances, and in accordance with the adopted parking standards in the Test Valley Revised Local plan (2016) the proposed dwelling requires two on-site car parking spaces to be provided. These parking spaces cannot however be provided without taking up more of the limited private garden area to serve the dwelling, and in this respect there would be insufficient and an inappropriate quality of private amenity space to serve the needs of future occupants to the detriment of their living conditions. In this respect the proposal is contrary to Policy LHW4 of the Test Valley Borough Revised Local Plan (2016)

4.

The proposed development, by virtue of its size, scale and siting (orientation), lack of fenestration and articulation on its large principal elevation (North East Elevation)fronting onto Riverside Green, will have an adverse impact on the character and appearance of the area as it fails to respect the prevailing character of the area which consists of well designed, high quality dwellings with active frontages and well-articulated front elevations set behind open and attractive soft landscaping. The proposal therefore fails to preserve or enhance the character and appearance of the Conservation Area in which it sits, or reflect the distinct characteristics of Riverside Green when seen as a whole; in conflict with Policy E1 and E9 of the of the adopted Test Valley Borough Revised Local Plan (2016), section 72(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990 & section 12 of the NPPF 2021.

Notes to applicant:

1.

In reaching this decision Test Valley Borough Council (TVBC) has had regard to the National Planning Policy Framework and takes a positive and proactive approach to development proposals focused on solutions. TVBC work with applicants and their agents in a positive and proactive manner offering a pre-application advice service and updating applicants/agents of issues that may arise in dealing with the application and where possible suggesting solutions.