Agenda item

Proposal Description: Item 11: Development of an Electric Vehicle Charging Station (EVCS) with associated means of access, internal parking and roadways, siting of ancillary power generation, storage and distribution infrastructure, landscaping and engineering works, erection of ancillary restaurant, outdoor seating and play area.

It was noted that members of the committee were encouraged to visit the application site independently and drive past using the access points to and from the A34 to enable members to gain a better appreciation of the proposals.

The application was introduced. Members were referred to the Update Sheet which set out in full details of the email and attachments submitted by the agent on 6 December 2023 and 8 December 2023.

In addition, a verbal update was provided by the case officer at the meeting following the submission of an odour assessment by the applicant to address the objections raised by the council’s environmental protection team in relation to the impact of odour levels from adjacent land use on the proposed development and visitors to the site. The assessment submitted had been reviewed and it was considered that this overcame the objection previously raised by environmental protection, as a result, the reason for refusal No.5 as set out in the report, has been removed.

During public participation, Steven Bainbridge spoke in support of the application and answered Members’ questions thereon.

Councillor Learney spoke as Cabinet Member for Climate Emergency (which included responsibility for transport). In summary, Councillor Learney raised the following points:

·       This was an application for a use on which the council’s planning policy had little guidance.

·       The provision of service stations facilities to enable those on long journeys without home or rapid charging provision was a recent innovation, but was needed infrastructure where policy had yet to catch up.

·       Referred to the National Planning Policy Framework (NPPF) which stated that local authorities should be planning to support necessary transport infrastructure, which would include included rapid charging facilities on major trunk roads.

·       Referred to the aims quote within the emerging plan.

·       Suitable locations had not been identified in either the existing or emerging policies which Councillor Learney stated was a clear gap that the council needed to progress going forward.

·       The site was just outside the area covered by the Winchester Air Quality Strategic Planning Document approved in 2021 which aimed to ‘attract investment in clean technology, sustainable travel and renewable energy’.

·       Under other policy, the council had declared a climate emergency and the Carbon Neutrality Action Plan committed the council to the rapid decarbonisation of our own transport and facilitate others with action required sooner rather than later.

·       The council’s Electric Charging Strategy was published in 2018 and was out of date.

·       It was recognised that although the council was looking at fast charging, there was limited scope for this on land under the council’s control, due to access to sufficient power.

·       The Winchester Movement Strategy needed to be considered when looking at rapid charging locations to reduce unnecessary car journeys into the city centre.

·       Alternative sites suggested at the A34 services were in a location poorly served by public transport, pedestrian and cycle links and were not supported by the necessary infrastructure needed for the charging of a significant number of vehicles.

·       The site proposed had access to the needed supply, including from renewable sources and while it was currently farmland, it would not remain so as permission had already been granted for change of use.

·       The site proposed was on an already very well-lit junction next to other facilities such as the Winchester Golf Academy and the site could be well screened with minimal impact on the local area with the potential for biodiversity net gain.

·       The application was supported by Littleton and Harestock Parish Council with no objections received and she urged the committee to approve the application as it supported the council’s wider aims, where policies had not yet caught up.

In response to questions regarding the tilted balance, the council’s Senior Planning and Litigation Lawyer clarified when the tilted balance would be applied, how this would be applied, what the trigger points and case law for a tilted balance would be and its relevance with planning policies, in this case MTRA(4).

The Committee proceeded to ask questions and debate the application.

RESOLVED:

The committee agreed to grant permission for the following reasons set out in (i) and (ii) below, The precise wording to be delegated to the Chair of Planning Committee in consultation with the Planning Delivery and Implementation Manager.

(i)             Weight was given to the unique position that this site afforded Winchester, whereby planning strategy national guidance was failing to deliver sites quickly enough. The committee determined that this site meets local need, destination need and the need for people to visit Winchester which outweighed reason for refusal No. 3; and

(ii)            Although within a countryside location, the site was well contained visually and with a number of waste and solar farm developments in its immediate context and would therefore not lead to the detriment set out in reason for refusal No. 2.

And, subject to conditions to be confirmed, but including those as set out in (i) to (xv) below. The precise wording to be delegated to the Chair of Planning Committee in consultation with the Planning Delivery and Implementation Manager.

(i)             Expiry date – to be implemented within three year period;

(ii)            Approved planned list documents;

(iii)          Material samples to be submitted in full and approved in writing by the Local Planning Authority prior to development commencing above the damp proof course;

(iv)          Standard planning conditions with timetables, management and maintenance in respect of drainage and disposal of foul and surface water;

(v)           Full package treatment plants for drainage fields to be submitted to and approved in writing by the Local Planning Authority;

(vi)          Highways conditions to include: details of the layout of the parking, staff parking provisions, transport plan, cycling provision and details of how staff would be travelling to the site, visibility splays all to be submitted to and approved in writing by the Local Planning Authority;

(vii)         Local connections for employment on major applications;

(viii)       Works to adoptive highway to be dealt with appropriately via S.278 agreement with no development to take place until the detail are submitted to and approved in writing by the Local Planning Authority;

(ix)          Standard planning conditions for the protection of trees from construction;

(x)           Standard planning conditions for landscaping and planting specifications and layouts;

(xi)          Archaeology;

(xii)         Construction Management Plan and Landscape and Ecological Management Plan;

(xiii)       Details of Parking provision and staff parking;

(xiv)       Travel Plan; and

(xv)        Boundary Treatments.