URL: https://democracy.winchester.gov.uk/ieDecisionDetails.aspx?ID=1384

Decision Maker: Planning Committee

Outcome: Recommendations Approved

Is Key Decision?: No

Is Callable In?: No

Purpose:

Content: Proposal Description: Item 7: The removal of an existing barn building and in its place, the creation of two tourist accommodation units with designated parking area and alterations to access track     It was noted that all committee members that were present had visited the application site on 12 August 2025 to enable members to observe the site in context and to gain a better appreciation of the proposals.   The application was introduced. Members were referred to the Update Sheet which set out in full the following:           (i)             A further representation received from the neighbour on 6 August 2025 suggesting alternative conditions.   (ii)            Changes to Condition 21 to ensure provision for cycle parking as follows:             21.  Prior to the occupation of the development hereby permitted,                details of the specification and location of the following must be                   submitted to and approved in writing by the Local Planning Authority:   a. Air source heat pumps b. Rainwater harvesting c. Solar Panels d. Secure cycle parking           In the case of the solar panels, the submitted details shall include both    elevation and section and details of the relationship with the roof.             Development shall be carried out fully in accordance with the approved          details.                     Development shall be carried out fully in accordance with the approved    details within 6 months of their written approval and shall be retained      for the lifetime of the development.             Reason: To ensure a sustainable form of development consistent with        the objectives of The National Planning Policy Framework 2024 and to     accord with the requirements of Policy CP11 of the Winchester District          Local Plan Part 1 - Joint Core Strategy, Policy DM18 of the Local Plan           Part 2 - Development Management & Allocations and Winchester Air         Quality SPD.   (iii)          Additional conditions as follows:   Operational Management Plan           The approved development shall not be brought into use until an                    operational management plan has been submitted to the local planning     authority and has been approved in writing. The plan shall include                  details in respect of the following:   a.    Measures to promote sustainable travel b.    Visitor Signage and advice c.     Fire Safety d.    Pet / dog policy e.    Management of leisure / recreational activities f.      Cleaning and maintenance g.    Noise management h.    Use of local produce / suppliers                      The approved measures shall be implemented for the lifetime of the          approved development.                     To preserve the local amenities of the area and to ensure a sustainable         form of development as required by LPP1 Policies DM17, DM18, and DM20             Mower Shed           The mower shed hereby identified in Drawings 2209-PCA-DR-A-101       and 2209-PCA-E-E-1509   shall only be used for the purpose incidental    to the tourist accommodation and land associated within the red line,   and shall not, at any time, be used for living accommodation, business,           commercial or industrial purposes.             Reason: To protect the amenity and privacy of the adjoining residential           properties.             Dark Skies           The development hereby permitted shall not be occupied until details         (including timings of operation) of automatic black out blinds, or                 specifications for low transmittance glass which reduce light pollution           from the new rooflights on the north and south elevation are submitted           to and approved in writing by the Local Planning Authority. The black           out blinds/glazing shall be installed and operated in accordance with the approved details and retained thereafter at all times.             Reason: To minimise light intrusion within the South Downs National       Park, which is an International Dark Night Sky Reserve, in line with              LPP1 Policy CP19.   In addition, a verbal update was provided at the meeting by the planning case officer noting that a letter with a surveyor’s report had been received from one of the objectors relating to land ownership. Furthermore, an objector had circulated a presentation to committee members on 12 August 2025, and a legal note had been received shortly before the meeting commenced.    During public participation, Nicola Dagg (videos were shown as submitted by the objectors), Ian Donohue and Sioned Davies spoke in objection to the application and Paul Cashin spoke in support of the application and answered Members’ questions thereon. Councillor Cook spoke as Ward Member in objection to the application. In summary, Councillor Cook raised the following points:   1.             Councillor Cook considered that the two large semi-detached houses, with a total floor space of 307 square metres (over 3,300 square feet) and an extra 300 square metres for parking, were not small-scale and low-key tourist accommodation for the site and setting, which was contrary to policy MTRA(4).   2.             She highlighted that the demolition of the agricultural barn and the construction of two new two-story houses with ample space for extra bedrooms were incongruous and harmful within the landscape.   3.             The tourist development would generate inappropriate traffic on the 100-metre farm track owned by the neighbours at Elm Farm.   4.             A grocery delivery van could not manoeuvre up the track from the highway to the main Willow Farm site without significantly damaging the neighbours' fencing.   5.             Pre-application advice had indicated that a passing place was required in the bottleneck zone of the track, but this was removed by the applicant through amendments during the application process.   6.       Highways had not assessed the neighbour's track for inappropriate                     traffic, focusing only on the public highway, and the officer had also not      assessed this, indicating that this key role fell to the planning             committee. There was an estimated 13-fold increase in traffic on the cramped track.   7.       The site layout plan for this cramped and complex site was in a                  complete state of flux, meaning the planning committee had no idea   what the ultimate site layout and access plan would be.   8.       A workable soakaway field location for the sewage plant effluent had   not been identified, and no drainage plan had been fully presented,                    despite drainage engineers requesting this in writing for assessment           before a decision could be made.  It was not yet known which areas of           the site were contaminated.   9.       No landscape planning plan, including gates and signage, had been   provided following requests by the landscape officer.   10.      Without the tree plan, landscaping and planning plan with gates and         signage for the full 100 metres of the access track from the highway, it was impossible to assess intervisibility or tracking between the                 entrance to Willow Farm and the highway.   11.      Councillor Cook stated that the applicant had never approached the       neighbours who own the relevant land for a suitable agreement            regarding a passing place, surfacing of the track, a much-needed                   gateway at the highway intersection, or a right of way along the track for his tourist accommodation business traffic.   12.      Neighbours were questioning why the proposed buildings were not             single-story farm cottages or timber lodges nestled in the site,             especially as the development was on a prominent, raised site in the     middle of a winding lane, surrounded by Grade II heritage buildings               and farms.   13.      Instead of matters improving, they had worsened covertly, specifically noting the applicant's addition of an extended car park on 23 June 2025.   14.      Councillor Cook emphasised that the turn of events regarding refuse      collection was regrettable.   15.      Councillor Cook urged the committee to defer the application, but if minded to approve, she suggested that several critical conditions be enforced as follows:   ·       No residential use, no further tourist units, no additional bedrooms, and no spa, gym, or coffee shop. ·       A passing place to be put in place at the bottleneck zone, provided highways confirmed intervisibility to the entrance. ·       A gate at the intersection with the highway.   16.      In conclusion, Councillor Cook stated that she wished to be part of mediation with the applicant and the neighbour, believing that a workable solution could be achieved between them.   During consideration of the application, the committee proceeded to ask for specific legal advice in respect of the application site. In response, the council’s Senior Planning and Litigation Lawyer clarified that due to the confidential nature of the detailed legal advice to be given, whether the committee was minded to exclude the press and public for this part of the meeting and that the committee would need to determine whether in all the circumstances of the case, the public interest in maintaining the exemption outweighed the public interest in disclosing the information and resolve accordingly.   The committee agreed to proceed into exempt session with the council’s Senior Planning and Litigation Lawyer, the Service Lead: Built Environment and the planning case officer in attendance (detail in resolution - minutes 7 & 8 below refers) and:   (i)             To pass a resolution that the press and public be excluded from the meeting during the consideration of this part of the application because it was likely that, if members of the public were present, there would be disclosure to them of ‘exempt information’ as defined by Section 100 (I) and Schedule 12A (Paragraph 5) to the Local Government Act 1972.   The meeting adjourned to exempt session between 10.15 am and 10.32 am.   Upon resumption of the open session of the meeting, the Committee proceeded to ask questions and debate the application.   RESOLVED:                        The committee agreed to grant permission for the reasons and subject to the conditions and informatives set out in the Report and the         Update Sheet.  

Date of Decision: August 13, 2025