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DEVELOPMENT CONTROL COMMITTEE 5 DECEMBER 2007

DIRECTORATE OF COMMUNITY AND ENVIRONMENT

REPORT NO.PLN0758SECTION C

The information, recommendations and advice contained in this report are correct as at the date of preparation, which is more than two weeks in advance of the Committee meeting. Because of these time constraints some reports may have been prepared in advance of the final date given for consultee responses or neighbour comment. Any changes or necessary updates to the report will be made orally at the Committee meeting.

APPLICATION NO. 07/00771/FUL DATE REGISTERED 25 October 2007 EXPIRY OF CONSULTATIONS

15 November 2007

PROPOSAL Demolition of Existing Garages and erection of 6 two-bedroom flats and 2 two-bedroom houses with associated parking and amenity space

LOCATION Garage site, Hunter Road Farnborough Hampshire WARD Cove & Southwood APPLICANT Pavilion Housing Association Limited AGENT BPTW Partnership RECOMMENDATION GRANT subject to completion of s106 Undertaking

DESCRIPTION The application site is located at the western end of Hunter Road. It is roughly triangular in shape with sides of some 50m in length and covers approximately 0.183 hectares. The site currently contains 52 garages in three main terraces. A footpath link to Cody Road and Tower Hill School passes across the site and a central area of grass accommodates a mature lime tree and a pine tree. To the west is the rear boundary of the three storey block of flats at 138-160 Cody Road. To the east is the end of terrace house at 43 Hunter Road and to the south the school playing field. The proposal is for the removal of the garages and the erection of a three-storey block of six flats in the south west corner and a pair of two storey semi-detached houses in the north-west corner. Between them a parking court would provide ten parking spaces (including two to disabled standard). The eastern part of the site would be separated from the houses by a new defined footpath link and a grassed area containing the retained mature lime tree. It would contain a further 16 parking spaces some of which are intended to accommodate the residual demand from the garages that remain in use. The flats and houses would be of simple conventional design with pitched roofs and brick/render elevations. The houses would have individual side and rear gardens with storage sheds including cycle parking facilities and a bin store on the east side. The flats would have a communal rear garden and a communal area adjacent to the Cody Road boundary containing bin stores and cycle sheds.

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A previous application was submitted and withdrawn earlier in the year following concerns regarding the detailed layout. This featured the flat block backing onto the Cody Road development, the houses on the eastern part of the site, removal of the mature lime tree and channelling of the footpath around the eastern boundary. The applicants are preparing a S106 Planning Obligation in the form of a Unilateral Undertaking to secure a financial contribution towards provision and/or enhancement of public open space off-site to comply with the requirements of Policies OR4/OR4.1. The applicants have submitted a detailed supporting statement prepared by Howard Hutton & Associates, a firm of consultants with specialist knowledge of SPA issues, seeking to address the extent of any impact on the nature conservation interest and objectives of the Thames Basin Heaths Special Protection Area. CONSULTEES RESPONSES Highways Officer No objection subject to conditions. Head Of Environmental Health Services

No objection subject to conditions.

Thames Water No objection regarding sewage infrastructure. Public sewers

cross the site and building within 3m will not be permitted without TWA approval.

Natural England No response received to date but objection raised to

previous withdrawn application: Owing to the proximity of the site to the Thames Basin Heaths SPA, Natural England is of the opinion that schemes involving an the increased number of dwellings, in combination with other dwellings proposed near to the SPA, would be likely to have a significant effect on the SPA. This is considered to be by reason of the proposed development contributing to a deterioration of the quality of the SPA habitat and increased disturbance to the bird species for which the SPA is classified due to additional recreational usage.

Crime Prevention Design Advisor

No objection, but recommends the use of pole lights to allow surveillance of car parking areas- 3m high to minimise light pollution. Rear of properties should be secured by 1.8m close boarded fencing. Footpath should be as wide and short as possible, well-lit with clear sight lines. Communal areas should be light. Utility meters should be on ground floor between controlled access doors.

TAG No objection. Rushmoor Access Group Accessible parking bays should be sited as close as

possible to the entrance to the flats. Flats should incorporate a lift.

NE Hants Architects Panel All living rooms face north. Design is poor.

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NEIGHBOURS NOTIFIED 68 individual letters of notification were sent to properties in Cody Road, Hunter Road and Montgomery Road. No letters of representation have been received to date. POLICY AND DETERMINING ISSUES The site is located within the built-up area of Farnborough as defined by the adopted Rushmoor Local Plan Review (1996-2011). Policies ENV17 (general development criteria), ENV6 and 7 (nature conservation), ENV13 (trees), H4 (development in built up areas), H14 (amenity space), OR4/OR4.1 (public open space) and TR8 (transport and development) are relevant. The key considerations are: 1. principle; 2. design and visual impact; 3. impact on neighbouring properties; 4. the living environment created; 5. highways considerations including refuse collection; 6. impact on wildlife; and 7. public open space. COMMENTARY 1. Principle - The proposal is for additional residential development within a predominantly residential area. The developer is a Registered Social Landlord and the development would provide affordable housing. The site is developed but under-used land within the built-up area of Farnborough. Whilst the proposal would introduce an additional eight dwelling units into the area, this is in line with Government objectives and the Council’s planning policies, both of which seek to encourage more efficient use of existing developed land within built-up areas. This approach is also acknowledged in the Council’s. Supplementary Planning Document "Housing Density and Design" published in April 2006. In the circumstances it is considered that there is no objection in principle to the redevelopment of this site, subject to normal development control criteria being satisfied. 2. Design and Visual Impact - The site would be readily visible to passers-by. However, the existing garages are unsightly on account of their utilitarian and unkempt. The simple form, scale, height, and exterior design of the proposed buildings would match surrounding existing development and the retained mature lime tree would remain as a visual focus at the end of this part of Hunter Road. The footpath link crossing the centre of the site follows the desire line to the exit point and is surveyed for most of its length by the front windows of the flats. It is considered that the proposal is acceptable in visual terms.

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3. Impact on Neighbours - The relationship of the proposed buildings to surrounding residential properties is considered to be entirely conventional and acceptable in planning terms. Due to the orientation and separation neighbouring properties and the potential for appropriate boundary treatment, it is considered that there would be no undue loss of privacy or amenity to any neighbouring properties. 4. The Living Environment Created - It is considered that an acceptable living environment would be provided for potential future occupiers of the proposed dwellings. All would be provided with rear garden space and storage facilities. The Crime Prevention Officer has recommended appropriate provision of lighting within the scheme. A condition is recommended to this effect. 5. Highways Considerations - The application details indicate that two parking spaces would be provided for each of the proposed houses and flats and a further 10 spaces would be available for general and replacement parking to offset the loss of the garages. The eight dwellings would be provided with a total of 10 secure cycle parking spaces which, whilst falling below the standard requirement of 16 is considered satisfactory in relation to this development. The applicants’ supporting information shows that of the 24 garages currently in use on the site only eleven live locally and seven are tenants of Pavilion Housing Association. By decanting existing users to available garages at Cody Close and offering the 10 replacement parking spaces on site, all local demand can be accommodated. A total of 6 non local garage users would be displaced. This is considered to have no adverse impact on parking conditions in the locality. A condition is recommended requiring submission and approval of details of the management and allocation of the parking to ensure it is available for the intended users. The bin storage area for the flats is, at 28m from the Hunter Road turning head, slightly further than the recommended 25m carry range for refuse collection. A condition is therefore proposed requiring an emended location. With the outstanding matters covered by condition, the Highways Officer raises no highway objections to the proposals. 6. Impact on Wildlife - In the case of Rushmoor, constituent parts of the Thames Basin Heaths Special Protection Area (TBHSPA or SPA) are located to both east and west of the urban areas of the Borough. The nearest components of the SPA to the application site are the Castle Bottom to Yateley & Hawley Commons SSSI (6.3km by road) Hawley Woods (3km), Eelmore Marsh (3km), Bourley and Long Valley SSSI (3.5km) and Ash to Brookwood Heaths SSSI (4.8km). The radial distances are 2.85km to the Castle Bottom to Yateley & Hawley Commons SSSI, 2.85km to the Bourley and Long Valley SSSI and 3.5km to the western edge of Ash to Brookwood Heaths SSSI. A Technical Appendix at the end of these Agenda papers provides guidance on the procedural requirements for considering residential development proposals within Rushmoor

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in the light of their proximity to the TBHSPA. The Appendix also contains a critique of Natural England’s general approach to the consideration of proposals for residential development, and an overview of policy developments pertinent to the SPA issue. Whilst Natural England (NE) have asserted that harm would arise to the nature conservation interests of the TBHSPA as a result of proposals of this type, their objection to the proposed development relies on the use of the 'precautionary principle' and the uncertainties associated with assessing an 'in-combination' effect. NE asserts that the 'competent authority' has no alternative but to accept the possibility of significant harm for which no adequate avoidance measures could be secured. Accordingly, they state planning permission should be refused. This approach is taken by NE in considering all development proposals involving a net increase in the number of dwelling units and is based on the 5km 'SPA Impact Zone' defined in their draft TBHSPA 'Delivery Plan'. However this document (and the 'impact zones' contained within) is in draft form only and has been subject to considerable criticism. Consequently it is considered that it can only be given very limited weight. Screening Assessment under Regulation 48(1) Having regard to the stated conservation interest and objectives of the SPA set out in the Technical Appendix, potential harm to the SPA from the proposed development is claimed to arise from increased ‘recreational pressure’ on the SPA causing both damage to the habitat of, and disturbance to, Annex 1 birds. NE claim that this would result from people walking in the SPA areas for recreation with or without dogs, although the potential for harmful impact is significantly increased if dog walking is involved and compounded by the soil enrichment effects of dog fouling (EN Research paper 623 “Literature review of urban effects on lowland heaths and their wildlife” 2005). Cat predation is also mentioned as a potential direct impact on Annex 1 birds. Although fragmentation of heathland areas due to urbanisation, changes in hydrology of the heaths, noise and light pollution, increased traffic levels, garden extensions and dumping of garden waste are cited as potential causes of harm to the SPA, it is considered that these effects can be discounted entirely in respect of the application proposal. This is because the application site is located within the main urban area of Farnborough. It is not near the margin of an urban area or the SPA where such effects could occur as a result of the proposed development. Given the proposed development would redevelop an underused residential site in the existing urban area, the development could conceivably reduce pressure for development of sites in locations towards the edge of the urban area. The nature of the proposed development is such that dumping of garden waste in the SPA can be discounted as being extremely unlikely. Although more general fly-tipping in the SPA is also mentioned by NE, incidences of this perpetrated by occupiers of the proposed development are also considered to be most unlikely given the small physical size of the proposed development. In any event, legal alternatives for refuse disposal in the form of refuse/recyclable kerb-side collection and civic amenity sites in Rushmoor are readily available. Destruction of heathland habitat due to fire-setting is also cited by NE as a general potential impact of new residential development. However, it is also considered that, in the context of the small scale of the proposed development, this is an extremely unlikely threat. In the present case, it is therefore considered that the following factors should be taken into consideration in assessing whether the development is likely to have a significant impact on the SPA:-

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(a) Connection to Nature Conservation Site Management: It is first necessary to consider whether the proposed development is "directly connected with or necessary to site management for nature conservation". This is clearly not the case in respect of the current application proposal. (b) Scale of development: The proposed development is for six 2-bedroom flats and two 2 bedroom houses. Natural England assume an occupancy rate of 2.4 per dwelling however it is considered reasonable to assume average occupancy of three persons per unit. The proposal could therefore result in 24 more people living in Rushmoor. This would only be the case in the unlikely event that all occupiers of the proposed house were new to the area. Since the 2001 census population of the Borough was 90,987 persons, a very small and insignificant theoretical increase in population of approximately 0.00027% would arise from the proposed development if it were to exclusively house people new to the area. In the circumstances, the contribution of the proposed development to the overall population of the Borough is considered to be insignificant. (c) Extent of likely impact: The application is accompanied by a detailed supporting statement by consultants Howard Hutton Associates that looks at the parts of the SPA closest to the application site and most likely to be visited by future occupiers, the likelihood of such visits and the availability of alternative recreational facilities outside the SPA. The applicants’ statement indicates that the Habitat Regulations and EU advice on its interpretation conclude that small-scale developments should be assessed for their individual and specific effect on that part of the SPA nearest to the proposed development. This will necessarily take account of the accessibility and condition of the part of the SPA to be visited. Since there is no public access to Eelmoor Marsh occupiers of the proposed development could have no effect on this component of the SPA. The nearest component of the SPA to the application site is the Hawley Woods part of the Castle Bottom to Yateley and Hawley Commons SSSI. The most convenient access point to this area is via a footpath from Woodlands Walk, a distance of some 3km from the application site. The NE condition report states that the woods that form the majority of the area, are unsuitable for Annex 1 species, and are not being managed to create suitable habitat. Surveys carried out by the Hampshire Ornithological Society found only two pairs of Nightjars in the furthest (western) end of the area in 2005. The statement comments that the Hawley Common/Woods is adjacent to Hawley Lakes and together the areas comprise well over 200ha of informal recreation space. The area is popular with dog walkers and would be the natural place for residents of the development to use if they were dog walkers and they wished to take their dogs for an extended woodland walk. The other parts of the TBHSPA that are within 5km radial distance of the application site are the Bourley and Long Valley SSSI and the Ash to Brookwood Heaths SSSI (‘Ash Ranges’). In the case of the Ash Ranges, the report notes that the areas containing the territories of Annex 1 bird species are almost entirely located in areas closed to the public. The area that remains open to the public for most of the year is a perimeter woodland walk, which does not provide suitable habitat for Annex 1 birds. The consultants identify on a plan numerous other areas (136 counted) within 5km of the site or otherwise potentially providing alternative recreational and dog-walking opportunities to SPA areas, including parks, river walks and recreation grounds, which could be used by

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occupants of the proposed development as an alternative to visiting any part of the SPA, particularly the more distant areas named above. Evidence to support these assertions has been submitted in the form of a survey undertaken by a market research company looking at levels of dog ownership and recreational walking patterns of house owners in the locality of the proposed development. This found that of a sample of 90 households, 16 (18%) owned dogs. The dog owners questioned mainly indicated that they walked their dogs around the streets near to where they live, Cove Green and the Fleet Pond area. 1 owner said they walked their dog at Hawley Woods/Common and 2 at Ash Ranges, none use Bourley & Long Valley or any other more distant SSSI area. The indicated frequency for visits to Ash Ranges was calculated to be 370 per annum. For Hawley Common/Woods it was 5 per annum. On the basis of the survey information, it is concluded that the proposed development would be expected to generate 8 additional dog walking visits to the Ash Ranges and 0.11 to the Hawley Woods/Common area. In terms of recreational walking, it is concluded that the proposed development would be expected to generate 6.84 visits per annum to Ash Ranges; 13.7 visits per annum to Hawley Woods/Common; 2.51 to Bourley and Long Valley and 0.16 to Yateley Common. Totals of 8.11 dog walking visits and 23.21 recreational visits. Based upon an NE report entitled "Visitor Access Patterns on the Thames Basin Heathlands", the statement opines that the wooded area is sufficiently large to meet the walking requirements of visitors without them venturing further into the SPA. The analysis of the likely impact upon the Castle Bottom to Yateley and Hawley Common SSSI concludes that any increase in visits as a result of the proposal would not be to an area sensitive to disturbance by additional walkers, with or without dogs, and thus the impact will not adversely affect the conservation interests of this part of the SPA. On the basis of the survey, the likelihood of increased visits to other parts of the SPA resulting from the proposal is considered to be negligible. (d) Cat predation: Cat predation is not considered to be an issue here as all SPA areas are beyond the normal territorial range (400m) of domestic cats from the application site. Conclusions - On the basis of the objective information available to the Council from a number of independent sources, including NE's own published research, there is considered to be no likelihood of the proposed development giving rise to a significant effect on the nature conservation interests and objectives of the TBHSPA either alone or in combination. It is considered that this conclusion has been reached on the basis of a robust analysis of 'objective information', including a consideration of the views and evidence of NE. This conclusion is consistent with the Council's recent consideration and granting of planning permission for similar small residential development proposals. Having regard to paragraphs 13-16 of Circular 06/2005 and Fig.1 of the same, no 'appropriate assessment' is considered necessary and there is no conflict with the requirements of Local Plan Policies ENV6 and ENV7. Accordingly, it is considered that planning permission can be granted on the other merits of the application. 7. Public Open Space - The proposal does not include any provision for public open space on site, nor would there be any space to do so. The applicant has been asked to submit a unilateral undertaking to

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secure an appropriate financial contribution towards the off-site provision or enhancement of public open space in the area. It is understood that this matter is being progressed by the applicants. Subject to the satisfactory completion of the unilateral undertaking, the proposal would accord with Policy OR4 and OR4.1 with regard to public open space provision. Conclusions - The current proposed development of this site is considered acceptable in principle. The proposal would provide an acceptable residential environment for the new dwellings, and would not materially harm the amenity of neighbouring properties, or the character and appearance of the surrounding area. The proposal is acceptable in highways terms and makes acceptable provision for public open space. The proposals are not considered likely, either alone or in combination, to have any significant impact upon the nature conservation interest and objectives of the Thames Basin Heaths Special Protection Area. The proposal thereby accords with Policies H4, H14, ENV6 & 7, ENV17, TR8 and OR4 of the Rushmoor Local Plan Review (1996-2011). FULL RECOMMENDATION It is recommended that SUBJECT to the receipt of a satisfactory Unilateral Undertaking under Section 106 of the Town and County Planning Act 1990 by 14 December 2007 to secure an appropriate financial contribution towards provision of public open space, the Head of Planning in consultation with the Chairman be authorised to GRANT permission subject to the following conditions. However, in the event that a satisfactory Unilateral Undertaking is not received by 14th December 2007 the Head of Planning, in consultation with the Chairman be authorised to refuse planning permission on the grounds that the proposal does not make satisfactory provision for open space in accordance with Policy OR4 of the Rushmoor Local Plan. 1 The development hereby permitted shall be begun before the expiration of 3 years

from the date on which permission was granted. Reason - To comply with Section 91 of the Town and Country Planning Act 1990 as

amended by Section 51 of the Planning and Compulsory Purchase Act 2004. 2 Notwithstanding any indication of materials which may have been given in the

application, or in the absence of such information, no works shall start on site until a schedule and/or samples of the materials and finishes for the development has been submitted to and approved in writing by the Local Planning Authority. *

Reason - To ensure that the materials harmonise with the surrounding buildings and

environment. 3 Notwithstanding any indication which may have been given in the application, or in the

absence of such information, no works shall start on site until details and/or samples of all surfacing materials, including those to parking areas and paths etc have been submitted to and approved in writing by the Local Planning Authority. *

Reason - To secure a satisfactory appearance.

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4 Construction 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 construction work at all shall take place on Sundays and Bank or Statutory Holidays, unless otherwise agreed in writing by the Local Planning Authority.

Reason - To protect the amenities of surrounding residential properties and other

occupiers. 5 Notwithstanding any indication which may have been given in the application, or in the

absence of such information, no works shall start on site until details of all screen and boundary walls, fences, hedges and any other means of enclosure have been submitted to and approved in writing by the Local Planning Authority. The approved means of enclosure shall be erected/planted in accordance with the approved details before the development is occupied and shall be maintained thereafter, unless the Local Planning Authority otherwise first agrees in writing. Any hedges and/or enclosure and boundary planting included in the scheme shall be maintained for a period of 5 years, from the time of planting, including the replacement of any plants which may die. *

Reason - To ensure that the proposed development does not adversely affect the

privacy and visual amenities at present enjoyed by the occupiers of the adjoining and nearby properties.

6 No works shall start on site until a fully detailed landscape and planting scheme for the

site, including the provision of new/replacement sections for the front boundary hedge, has been submitted to and approved in writing by the Local Planning Authority. *

Reason - In the interests of amenity and to help achieve a satisfactory standard of

landscaping. 7 All planting, seeding or turfing comprised in the approved details of landscaping shall

be carried out in the first planting and seeding season following the occupation of the buildings or the practical completion of the development, whichever is the sooner, and any trees or plants which within a period of 5 years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species, unless otherwise first agreed in writing by the Local Planning Authority.

Reason - In the interests of amenity and to help achieve a satisfactory standard of

landscaping. 8 No dwelling unit hereby permitted shall be occupied until the parking spaces shown on

the approved plans have been constructed, surfaced and made available to occupiers of that unit. Thereafter the garages and parking spaces shall be kept available at all times for parking purposes as shown on the approved plans and shall not be used at any time for the parking/storage of boats, caravans or trailers.

Reason - For the avoidance of doubt and to ensure the provision, allocation and

retention of adequate off-street parking within the development. 9 Prior to the commencement of the development hereby permitted, a scheme for the

management and allocation of the parking spaces shown on the approved plans shall

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be submitted to and approved in writing by the Local Planning Authority, to include details of which spaces are allocated to the units and the means of securing them (such as lockable bollards etc). Thereafter the parking spaces shall be kept available at all times for parking purposes in accordance with the approved details.*

Reason - To ensure the provision, allocation and retention of adequate off-street

parking in the development and the surrounding area. 10 Prior to occupation of the development hereby permitted, a scheme for lighting of the

car parking and footpath areas shall be installed in accordance with details to be first submitted to and approved in writing by the Local Planning Authority, including details of proposed installations, timed operation and measures to prevent light spillage to neighbouring residential properties. The lighting shall be installed as approved and thereafter retained in accordance with the approved details.*

Reason – In the interest of public safety and the prevention of crime. 11 Notwithstanding the provisions of the Town and Country Planning (General Permitted

Development Order) 1995, (or any Order revoking and re-enacting that Order), no windows, doors or openings of any kind shall be inserted in the side facing roofspace or flank elevations of the development.

Reason - To safeguard the privacy of occupiers of adjoining properties. 12 Notwithstanding the provisions of the Town and Country Planning (General Permitted

Development Order) 1995, (or any Order revoking and re-enacting that Order), no development falling within Classes A, B, C, D and E of Part 1, in respect of the houses hereby approved, and Classes A and B of part 2 of Schedule 2, in respect of the development as a whole, shall be carried out without permission.

Reason - In order that the Local Planning Authority can properly consider the effect of

any future proposals on the character and amenity of the locality. 13 Notwithstanding the details shown on the submitted plans, a revised layout shall be

submitted to and approved by the Local Planning Authority showing the bin storage areas to the flats located within a 25m travel distance from the Hunter Road Turning head. The bin stores shall be constructed and thereafter retained in the location so approved.*

Reason - To ensure the satisfactory provision of refuse storage. 14 The footpath link across the site shall be surfaced in accordance with the approved

details and kept open available and unobstructed at all times for use by members of the public.

Reason – To ensure and maintain adequate pedestrian access through the site. 15 The development hereby approved shall not be commenced until the expiry of 21

days beginning with the date of notice of this decision. Reason - To permit further consideration by Natural England in accordance with

S.28I(6) of the Wildlife & Countryside Act 1981 (as amended).

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INFORMATIVES

1 INFORMATIVE - The applicants are advised that planning consent hereby granted

does not authorise the applicant, or his agents, to work within the public highway. A separate consent for works within the highway must first be obtained from the highway authority who may be contacted at the following address:- Hampshire Highway Sub Unit, Council Offices, Farnborough Road, Farnborough, GU14 7JU.

2 INFORMATIVE - Your attention is specifically drawn to the conditions above marked *.

These condition(s) require the submission of details, information, drawings etc. to the Local Planning Authority BEFORE ANY WORKS START ON THE SITE or, require works to be carried out BEFORE THE COMMENCEMENT OF THE USE OR FIRST OCCUPATION OF ANY BUILDING. Failure to observe these requirements will result in a contravention of the terms of the permission and the Council may take enforcement action to secure compliance.

3 INFORMATIVE - This permission is subject to a Unilateral Undertaking under Section

106 of the Town and Country Planning Act 1990. 4 INFORMATIVE - The applicant is advised to contact the Recycling and Waste

Management section at Rushmoor Borough Council on 01252 398164 with regard to providing bins for refuse and recycling. The bins should be: 1) provided prior to the occupation of the properties; 2) compatible with the Council's collection vehicles; 3) appropriate for the number of occupants they serve; and 4) fit into the development's bin storage facilities.

5 INFORMATIVE - No materials produced as a result of site preparation, clearance, or

development should be burnt on site. Please contact the Head of Environmental Health Services at Rushmoor Borough Council for advice.

6 INFORMATIVE - It is a legal requirement to notify Thames Water of any proposed

connection to a public sewer. In many parts of its sewerage area, Thames Water provides separate public sewers for foul water and surface water. Within these areas a house should have two connections. The connection to the public foul sewer will carry waste from toilets, sinks and washing machines, etc. The connection to the public surface water will receive rainwater from roofs and surface drains. On occasions customers or their builders connect drains to the wrong public sewer, or water fittings or appliances to the wrong drain. The result of misconnections can have serious effects: 1) If a foul sewer is connected to a public surface water sewer this may result in foul sewage entering the watercourse and causing a pollution. 2) If a surface water connection is made to a public foul sewer, when a separate surface water system or soakaway exists, this may cause overloading of the public foul sewer at times of heavy rain. This can lead to sewer flooding of properties within the locality. In both instances it is an offence to make the wrong connection. If you are in any doubt Thames Water provides a service which can help identify the location of the nearest appropriate public sewer. To obtain further information on making a connection to the public sewer or the location of the appropriate public sewer please contact 0845 8502777.

7 INFORMATIVE - Public sewers cross the site and building within 3m will not be

permitted without TWA approval. Please contact 0845 8502777.

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8 INFORMATIVE - The applicant is recommended to achieve maximum energy

efficiency and reduction of Carbon Dioxide emissions by: a. ensuring the design and materials to be used in the construction of the building are consistent with these aims; and b. using renewable energy sources for the production of electricity and heat using efficient and technologically advanced equipment for the production of electricity and heat. Further advice can be provided by Rushmoor Council's Building Control Services.

9 INFORMATIVE - The applicants are advised to implement measures to control

emissions to the atmosphere (dust, litter etc.) likely to arise as a result of site preparation, site clearance and construction work within the site. Further advice on this matter can be obtained from the Council's Environmental Health Services at the Council Offices, Farnborough Road, Farnborough.

10 INFORMATIVE - THE FOLLOWING PLANS ARE HEREBY APPROVED:- Drawing

numbers: D(00) 01, 03c, 04, 05c, 06c, 07c, 08e, 09a and 10 11 INFORMATIVE - REASONS FOR APPROVAL - The Council has granted permission

because:

The current proposed development of this site is considered acceptable in principle. The proposal would provide an acceptable residential environment for the new dwellings, and would not materially harm the amenity of neighbouring properties, or the character and appearance of the surrounding area. The proposal is acceptable in highways terms and makes acceptable provision for public open space. The proposals are not considered likely, either alone or in combination, to have any significant impact upon the nature conservation interest and objectives of the Thames Basin Heaths Special Protection Area. The proposal thereby accords with Policies H4, H14, ENV 6 & 7, ENV17, TR8 and OR4 of the Rushmoor Local Plan Review (1996-2011).

It is therefore considered that subject to compliance with the attached conditions, and taking into account all other material planning considerations, including the provisions of the development plan, the proposal would be acceptable. This also includes a consideration of whether the decision to grant permission is compatible with the Human Rights Act 1998.

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