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Current Applications and EWPC Responses

Watermill Bridge Development Proposal: 

East Woodhay Parish has been informed of a proposed development on the edge of the Parish, in Wash Water, please see below for details of this proposal.

Our Neighbourhood Plan should be read in conjunction with this; it is designed to control and limit development in the Parish. Check out our dedicated page here

21/02536/RET - 11 Greenways, Woolton Hill, RG20 9TD.

The Planning Committee of East Woodhay Parish Council has no objection to the above application.  However, it is noted that there appears to be some building work still in progress at the property, although this may not be related to the work the subject of this application.

 

21/02544/HSE - 9 Longmead, Woolton Hill, RG20 9XY.

The Planning Committee of East Woodhay Parish Council has no comments on or objection to the above application.

 

21/01347/FUL - Retention of track (retrospective) and extension of track and construction of access.

The Planning Committee of East Woodhay Parish Council objects to this application for the following reasons:

  • The site lies within the AONB and as such the addition of a ‘roadway’ as proposed is entirely inappropriate, for all the reasons which have been set out in other letters of objection and specifically in the letter from Allen Planning dated 10th June 2021.
  • There appears to be no justification for such a ‘roadway’.  Agricultural machinery – by definition – does not require such an ‘urbanisation’ of the land.  Indeed the applicant carefully describes the track as required for ‘movements across the agricultural land’  - it does not say movements of what type of vehicle and our objection is that this is an unnecessary urbanisation of the land for what appear to be personal requirements.  
  •  It would seem that the creation of such a ‘roadway’ is for the benefit of the main house but this does not take into account the tiny lane onto which ‘service’ traffic would be forced and on a bend in the road making visibility (and public safety) difficult. 
  • Access to this lane /entrance is likely to be via the other tiny lanes which sit within our Parish.  We are already concerned about the effects of additional visitor and commercial traffic for a commercial development which has been agreed within our Parish and we can see that this proposal will further exacerbate the local road and road safety issues; it will further urbanise the countryside within the AONB in a manner which is unacceptable and completely unnecessary, with no explained purpose or need.
  • The EWPC Neighbourhood Plan is at consultation stage and does not support developments of this type which further urbanise the countryside within the AONB.
  •  It is annoying that this is seeking (in part) retrospective planning – there seems to be an assumption that such an approach is acceptable – which it is not.  Indeed, we note the  Ministerial Statement in 2015 which adds: The Government is concerned about the harm that is caused where the development of land has been undertaken in advance of obtaining planning permission. In such cases, there is no opportunity to appropriately limit or mitigate the harm that has already taken place. Such cases can involve local planning authorities having to take expensive and time-consuming enforcement action.   For these reasons, we introduced a planning policy to make intentional unauthorised development a material consideration that would be weighed in the determination of planning applications and appeals. This policy applies to all new planning applications and appeals received since 31 August 2015.

We would respectfully suggest that West Berkshire DC gives this point further consideration, and declines the application for the reasons set out above and in many other letters of objection.  The inappropriate track should be removed and the land returned to its natural state.

 

21/01843/HOUSE – Lake House, West Woodhay.

The Planning Committee of East Woodhay Parish Council object to this application for the following reasons:

  • In line with the launch of the consultation process for our Neighbourhood Plan, we have realised the need to work even more closely with our neighbouring Parish Councils, as we are all being put under increasing pressure by developers and landowners with little thought to the impact of their proposals on the infrastructure (water table, roads, drainage, schools, doctors etc), and on this Area of Outstanding Natural Beauty, as well as on the environment more generally.
  • This proposal represents exactly one of those type of proposals (especially when viewed in conjunction with application number 21/01347/FUL – retention of track (retrospective) and extension of track and construction of access – to which we also object.)
  • The details of this proposal have been much discussed in other letters of objection which we support – notably that from Allen Planning dated 18th August 2021 and submitted on behalf of West Woodhay Parish Meeting.

In essence, we believe that this application should be refused for amongst other reasons:

  • There is no demonstration that such a major excavation would be in the public interest nor that there is a need for such an undertaking.
  • There seems to have been no consideration to the impact on the immediate environment of such a project which will be detrimental – not least because of its proximity to a major gas pipeline.
  • The dark skies are much valued within this AONB and any further fenestration to the property is unacceptable (and some, we note has already been declined on Appeal.)
  •  Similarly – whilst not specifically discussed – the proposal would most likely require further external lighting (as may application 21/ 01347/FUL) and this would be unacceptable in an area where we are trying to protect the dark skies.
  • What seems to be a project which could have devastating impact on neighbouring properties, has not assessed what this impact may be in terms of the effect on the water table etc.
  • The proposal would appear to be a gross over-development of the site (scale and mass) which is not in keeping with the area, the AONB, and represents a further ‘urbanisation’ of the countryside which is not acceptable.

The Committee would respectfully suggest that West Berkshire DC decline the application for the reasons set out above and stated in many other letters of objection. 

 

21/02329/OUT - Ball Hill Bakery, Burlyns Lane, Ball Hill.

Despite the fact that there is no locally agreed need for further housing in the Parish which has an insufficient supporting infrastructure - including local public transport (which is extremely limited), doctors’ surgeries, schools, roads and drainage,the Planning Committe of East Woodhay Parish Council has no inherent objection to the redevelopment of this site. 

Further, whilst Basingstoke & Deane Borough Council may be under pressure to deliver more housing, East Woodhay Parish has more than satisfied its quota required under the Local Plan, delivering a substantial new stock of housing.  This has been confirmed by BDBC in their Authority Monitoring Report 2019-2020 (see Section 5.120 and Table 5.28 (at Page 76))

However, the land ownership issue raised by the owner of the neighbouring property needs to be resolved before the matter can be decided. 

The Committee also has concerns regarding the scale and design of the proposed property in relation to the neighbouring property, North Cottage.  It is not clear whether the Village Design Statement for Woolton Hill and the Hamlets was taken into account when the plans for the property were drawn up.  As the Village Design Statement forms part of the emerging Neighbourhood Plan for the Parish, the Applicant and  his advisers should take note of this document.

21/01805/RET - The Old Sun Inn, Stargrove Lane, East End, RG20 0AB.

The Planning Committee of East Woodhay Parish Council has no objection to or comment to make upon the above application.

 

T/00400/21/TCA - Stargroves, Stargrove Lane, East End, RG20 0AE.

The Planning Committee of East Woodhay Parish Council is content to leave the decision in this matter to the expertise of the Tree Officer.

 

T/00381/21/TPO - 29 Greenacres, Woolton Hill, RG20 9TA.

The Planning Committee of East Woodhay Parish Council is content to leave the decision in this matter to the expertise of the Tree Officer.

 

21/02366/HSE - 36 Greenacres, Woolton Hill, RG20 9TA.

The Planning Committee of East Woodhay Parish Council has no objection to or comment to make upon the above application.

 

21/02419/HSE - Rosemary Cottage, North End Road, North End, RG20 0BA.

The Planning Committee of East Woodhay Parish Council has no objection to or comment to make upon the above application.

 

T/00378/21/TPO - 14 Longmead, Woolton Hill, RG20 9XY.

The Planning Committee of East Woodhay Parish Council is content to leave the decision in this matter to the expertise of the Tree Officer.

21/02380/AGPD – Lane End Farm, Ball Hill Road, Hatt Common, RG20 0NG.

At a meeting of East Woodhay Parish Council Planning Committee held on the 9th August consideration was given to the above application, which seeks to exercise permitted development rights relating to the construction of a barn on agricultural land in the vicinity of the above-mentioned location.

Even though notification of the above application was provided to us “for your information only”, the Committee wish to bring the following information to your attention as it is believed that it may be relevant:-

a)  The application is stated to be for an agricultural building on land at Lane End Farm.  However, it is noted that the map on your planning portal includes part of a field purchased by the applicant earlier this year. A copy of the Land Registry map of the field sold is attached, this clearly shows the boundary of the land forming Lane End Farm, as does the attached Google map screenshot.

b) Although the application purports to exercise permitted development rights the proposed building would appear to be twice as large as that permitted under the relevant regulations.  In this case it would not qualify for a permitted development prior approval application.  A full planning application must surely be required?

c)  The Committee also query the extent of any agriculture currently carried on at Lane End Farm.  An internet search establishes that this area is now also known as Lane End Farm Industrial Units, apparently accommodating not only G.A Butler & Sons, tree surgeons and Butler Signs, but also Barnfield Engineering, Harwood Oak Buildings, Pyramex Safety and maybe others.  Further, the attached screenshot, albeit very small, appears to show only hard standing, some large barn type buildings and what seems to be uncultivated land as being part of the “farm”.


21/02176/HSE - 4 Wheelwrights, Woolton Hill, RG20 9QW.

The Planning Committee of East Woodhay Parish Council has no inherent objection to this property being extended in the manner proposed.  However, it is observed that it an extremely large extension that would appear to double the size of the house, this may cause annoyance or inconvenience to the neighbours.

 

21/02256/HSE - Rectory Farm, Woodhay Downs, East Woodhay, RG20 0AL.

The Planning Committee of East Woodhay Parish Council has no comments on or objections to the above application.

 

21/02233/HSE - Tile Barn Cottage, Tile Barn Woolton Hill, RG20 9UY.

The Planning Committee of East Woodhay Parish Council has no comments on or objections to the above application.

 

21/01692/FULD - Oakdene, Andover Drove, Wash Water, Newbury.

The Planning Committee of East Woodhay Parish Council has no comments on or objections to the above application.

21/02019/HSE - Brambles, Ball Hill, RG20 0NY.

The Planning Committee of East Woodhay Parish Council has no comments on or objections to the above application.

 

21/02151/HSE - 1 The Court, Stargrove Lane, East End, RG20 0AB.

The Planning Committee of East Woodhay Parish Council has no comments on or objections to the above application.

 

21/02077/LBC - The Old Rectory, Woodhay Downs, East Woodhay, RG20 0AL.

The Planning Committee of East Woodhay Parish Council query whether it is appropriate for solar panels to go on the roof of a listed building.  However, the Committee is content to leave the decision to the expertise of the Planning Officer.

 

T/00325/21/TPO - 12 Woolton Lodge, Gardens, Woolton Hill, RG20 9SU.

The Planning Committee of East Woodhay Parish Council is content to leave the decision in this matter to the expertise of the Tree Officer.

 

21/01879/HSE - North End Farm, North End Road, North End, RG20 0BE.

The Planning Committee of East Woodhay Council has no objection to the above application.  However, the Committee would comment that as it is unclear what the long term plan for this outbuilding is, any planning application consent should include a provision that the building should remain subservient to the main building and not be treated as a separate dwelling.

 

21/02308/PIP - Land adjacent to Gore End Road, Ball Hill.

The Planning Committee of East Woodhay Parish Council object to the above application for the following reasons:-

a)  This proposed development would constitute continued development in the countryside, well outside the agreed Settlement Policy Boundary (SPB).  The Parish Council and our community agreed the Woolton Hill SPB in the Local Plan in order to contain development within that boundary and thereby protect the countryside and the AONB.   Further development would not only undermine the very purpose of the SPB, but effectively ignore it altogether, making community involvement in agreeing the SPB entirely redundant.

b)  There is no locally agreed need for further housing in the Parish, which has an insufficient supporting infrastructure - including local public transport (which is extremely limited), doctors’ surgeries, schools, roads and drainage.

c)   Whilst Basingstoke & Deane Borough Council (BDBC) may be under pressure to deliver more housing, East Woodhay Parish has more than satisfied its quota, delivering a substantial new stock of housing.  This has been confirmed by BDBC in their Authority Monitoring Report 2019-2020 (see Section 5.120 and Table 5.28 (at Page 76)).

d)  This Parish Council is trying to prevent further urbanisation of the countryside within our Parish – this and other development proposals of this type in the area, do not fit with the spirit of the  Local Plan nor the emerging Neighbourhood Plan.  Neither does it fit with the East Woodhay Village Design Statement.

e)  Following the number of applications for development of this type which have been raised, the Committee can no longer support applications for building of this type on sites within the Parish, especially those which are outside the SPB and are in the countryside, other than in wholly exceptional circumstances. 

f)  The maximum number of 4 dwellings proposed is too dense for a rural location.

g)  Further, the plot is towards the bottom of a slight hill at the end of which is a ford that regularly floods.  The field, of which the proposed plot forms part, acts to contain some of the water that would otherwise increase local flood risk.