Orchard Gate Appeal

An appeal was made to the Secretary of State against the decision of New Forest District Council to refuse to grant planning permission under application 22/10813. The appeal will be determined on the basis of an Inquiry. The procedure followed is set out in the Town and Country Planning Appeals (Determination by Inspectors) (Inquiries Procedure) (England) Rules 2000.

The Inspector and Inquiry date The Inspector appointed to decide the appeal is I Dyer BSc (Eng) FCIHT and the inquiry will open at 10.00am on 3 October 2023 and has been scheduled for 6 sitting days.

The draft timetable for the hearings has been agreed. Please note this is subject to change.

hearing timetable (PDF) [119KB]

Please note, it was not possible to hear all the evidence in accordance with the above time table, therefore the Inspector adjourned the Inquiry on the afternoon of Thurs 12 October. The appeal will be reconvened to complete proceedings in two subsequent sessions:

Monday 6 November at 1pm to hear the Formal Examination and Cross Examination of the Appellants Planning witness.
Monday 13 November at 9:30am to hear any applications for an award of costs and the Closing submissions of the main parties.

Both sessions will be held as 'virtual' meetings online. If you would like to attend the meeting please email planning.appeals@nfdc.gov.uk and joining instructions will be sent. Interested parties are welcome to join and comment when invited by the Inspector.

Examination Library

Terms and conditions

Copyright

Plans, drawings and materials submitted to the council are protected by the Copyrights Act (*Section 47, 1988 Act). You may only use the material which is downloaded and/or printed for consultation purposes, to compare current applications with previous schemes and to check whether developments have been completed in accordance with approved plans. Further copies must not be made without prior permission of the copyright owner.

Agenda Documents

Inquiry Agenda (PDF) [118KB]

Pre Inquiry Note 1 (PDF) [72KB]

Pre Inquiry Note 2 (PDF) [87KB]

Appellants response to Note 2 (PDF) [146KB]

Council response to Note 2 (PDF) [115KB]

Inquiry Documents

Appellant opening (PDF) [200KB]

Council opening (PDF) [176KB]

ID1 Residents representation (PDF) [87KB]

ID2 Cllr Wade representation (PDF) [83KB]

ID3 Cllr Osbourne representation (PDF) [56KB]

ID4 Mrs Chorlton representation (PDF) [147KB]

ID5 Newman Proof of evidence (PDF) [293KB]

ID6 Revised conditions (PDF) [407KB]

ID7 SoCG Drainage (PDF) [3MB]

ID8 Unilateral Undertaking (PDF) [204KB]

ID9 Addendum to Mr Newman viability evidence (PDF) [292KB]

ID10 Land registry documents (PDF) [517KB]

ID11 Interested parties drainage question (PDF) [32KB]

ID12 New Forest DC closing submission and associated appeals (PDF) [1MB]

ID13 Appellants closing (PDF) [471KB]

Application documents and plans (1)

Document title	Reference
Planning application forms (PDF) [251KB]	CD 1 -1
Location Plan and Topographical Survey 21110.06B scale 1:1250 & 1:500 @ A1 Site (PDF) [354KB]	CD 1 -2
Site and Block Plan drwg. No. 211140.41D scale 1:500 @ A1 Site (PDF) [1MB]	CD 1 -3
Houses 01-03 Plan and Elevations (and car ports) drwg. No. 21110.42B scale 1:100 @ A1 (PDF) [3MB]	CD 1- 4
Houses 04 -07 Plans and Elevations drwg. No. 21110.43B scale 1:100 @ A1 (PDF) [2MB]	CD 1 -5
Houses 08 -13 Plans and Elevations drwg. No. 21110.44B scale 1:100 @ A1 (PDF) [4MB]	CD 1 -6
Houses 14 -17 Plans and Elevations drwg. No. 21110.45B scale 1:100 @ A1 (PDF) [3MB]	CD 1 -7
Houses 18-21 Plans and Elevations drwg. No. 21110.46B scale 1:100 @ A1 (PDF) [3MB]	CD 1-8
Houses 22-25 plans and Elevations drwg. No. 21110.47B scale 1:100 @ A1 (PDF) [2MB]	CD 1-9
Street Elevations drwg. No. 21110.48B scale 1:200 and 1:1250 @ A1 (PDF) [4MB]	CD 1-10
Character Views drwg. No. 21110.49B (PDF) [999KB]	CD 1-11
Landscape Plan drwg. No. 293-1-R4 (dated 13/07/2022) scale 1:250 @ A1 (PDF) [2MB]	CD 1-12
Sqm Plan drwg. No. 293-2 R3 (dated 13/07/2022) scale 1:250 @ A1 (PDF) [1MB]	CD 1-13
Planting Plan drwg. No. 293-3 R3(dated 13/07/2022) scale 1:250 @ A1 (PDF) [2MB]	CD 1-14
Planting Mood board drwg. No. 293-4 @ A1 (PDF) [6MB]	CD 1-15
Planning statement (July 2022) Version 2 by CL Planning with attachments (PDF) [1MB] : appendix A (PDF) [298KB] appendix B (PDF) [260KB]	CD 1-16
Transport Statement (dated July 2022) by Bellamy Roberts (PDF) [6MB]	CD 1-17
Addendum Transport Statement by Bellamy Roberts Ref: ITR/5577/ATS.1 (dated 11th August 2022) (PDF) [9MB]	CD 1-18
Viability Assessment: - EVA Report by Sturt & Co 4th July 2022 (PDF) [310KB] - EVA Appendix A (Not viable) 4th July 2022 (PDF) [230KB] - EVA Appendix B (Sensitivity) 4th July 2022 (PDF) [303KB] HCA EAT App A Orchards Gate 35 p cent AH 4th July from spreadsheet (PDF) [4MB]	CD 1-19
EVA Letter by Sturt and Company dated 12 October 2022 (PDF) [375KB] together with the following appendices: EVA Appendix A1- Policy Compliant with BCIS Median Rate (PDF) [233KB] EVA Appendix B1- Policy Compliant with BCIS UQ Rate (PDF) [233KB] EVA Appendix C- 100% Private Sales with BCIS UQ Rate (PDF) [234KB] EVA Appendix D- Beckley Walk- Transactional Evidence (PDF) [204KB] EVA Appendix E- Order of Cost Estimate (PDF) [583KB] EVA Appendix F- Foundation and FWD Costs (PDF) [90KB] EVA Appendix G- SEC Quote (PDF) [617KB]	CD 1-20
Design and Access Statement 21110-D404B by Morgan Carey Architects (PDF) [9MB]	CD 1-21
Arboricultural Impact Appraisal and Method Statement (dated 13 June 2022) by Treework Environmental Practice (PDF) [3MB]	CD 1-22
Ground Contamination reports by Geo Environmental Inc. -Desktop study: Part 1 (PDF) [8MB] Part 2 (PDF) [8MB] Part 3a (PDF) [9MB] Part 3b (PDF) [11MB] - Phase 2 (dated 11th May 2021) (PDF) [2MB] , and - Preliminary Phase 2 info (dated 21st April 2021) (PDF) [1MB] ;	CD 1-23
Statement of Community Engagement by Consult Communications (PDF) [9MB] ;	CD 1-24
Broadband Statement (PDF) [93KB] ;	CD 1-25
Renewable and low carbon statement (PDF) [103KB]	CD 1-26
Water quality checklist (PDF) [195KB]	CD 1-27
Drainage Calculations and proposed drainage design by Calcinotto: 114290-CAL-XX-XX-CA-D-005 (SW Network) complete 22.07.11 (PDF) [212KB] 114290-CAL-XX-XX-CA-D-005 (P2) Proposed drainage 1-3 (PDF) [457KB] 114290-CAL-XX-XX-CA-D-006 (P2) Proposed drainage 2-3 (PDF) [492KB] 114290-CAL-XX-XX-CA-D-007 (P2) Proposed drainage 3-3 (PDF) [423KB] 114290-CAL-XX-XX-CA-D-010 (P2) External levels plan (PDF) [866KB] 114290-CAL-XX-XX-CA-D-050 (P2) Drainage details 1-4 (PDF) [224KB] 114290-CAL-XX-XX-CA-D-051 (P2) Drainage details 2-4 (PDF) [9MB] 114290-CAL-XX-XX-CA-D-052 (P2) Drainage details 3-4 (PDF) [163KB] 114290-CAL-XX-XX-CA-D-053 (P2) Drainage details 4-4 (PDF) [305KB] 114290-CAL-XX-XX-CA-D-100 Tank A Analysis 22.07.11 (PDF) [81KB] 114290-CAL-XX-XX-CA-D-101 Tank B Analysis 22.07.11 (PDF) [80KB] 114290-CAL-XX-XX-IS-D Civils Issue Sheet (PDF) [64KB]	CD 1-28
Solent nutrient calculator 20220511 (Copied from Excel spreadsheet submitted to LPA) (PDF) [108KB]	CD 1-29
CL Planning rebuttal to Hythe and Dibden Parish Council consultee comments (PDF) [141KB]	CD 1-30
Biodiversity Metric 3.1 (Copied form Excel spreadsheet submitted to LPA) (PDF) [569KB]	CD 1-31
Updated PEA & BNG by Eco Support (dated 31/8/2022) (PDF) [11MB]	CD 1-32
CL Planning rebuttal to Urban Design and Landscape consultee comments (PDF) [146KB]	CD 1-33
Air quality statement by Air Quality Consultants (dated October 2022) (PDF) [2MB]	CD 1-34
Highways rebuttal in the form of an Email from Bellamy Roberts (Debbie Wise) dated 18/10/22 together with: Access proposals plan 5577/001 rev no. E scale 1:500 @ A2 by Bellamy Roberts (PDF) [456KB]	CD 1-35
CGI image of internal layout (PDF) [508KB]	CD 1-36

Revised plans and documents (2)

Document title	Reference
Site notice (PDF) [70KB]	CD 2-1
Consultation letter to statutory consultees (PDF) [146KB]	CD 2-2
Consultation letter - to neighbours (PDF) [147KB]	CD 2-3
Site and Block Plan drwg. no. 211140.41H scale 1:500 @ A1 (PDF) [1MB]	CD 2-4
Houses 04 -07 Plans and Elevations drwg. No. 21110.43C scale 1:100 @ A1 (appendix 5 ii of Grounds of appeal) (PDF) [2MB]	CD 2-5
Houses 14 -17 Plans and Elevations drwg. No. 21110.45C scale 1:100 @ A1 (appendix 5 iii of Grounds of appeal) (PDF) [2MB]	CD 2-6
Houses 18-21 Plans and Elevations drwg. No. 21110.46C scale 1:100 @ A1 (appendix 5 iv of Grounds of appeal) (PDF) [2MB]	CD 2-7
Houses 22-25 plans and Elevations drwg. No. 21110.47C scale 1:100 @ A1 (appendix 5 v of Grounds of appeal) (PDF) [2MB]	CD 2-8
House 21 Carport Elevations dwg. No. 21110.51A scale 1:100 @ A3 (appendix 5 vi of Grounds of appeal) (PDF) [475KB]	CD 2-9
Landscape plan 293-1-R7 (PDF) [2MB]	CD 2-10
Landscape plan 293-3-R6 (PDF) [2MB]	CD 2-11
Landscape plan 293-4 - planting mood board (PDF) [6MB]	CD 2-12
Landscape plan 293-4 - planting mood board (PDF) [6MB]	CD 2-13
5577-312 BR Proposed Layout (internal highway) (PDF) [155KB]	CD 2-14
Calcinotto letter of 11th July 2023 (PDF) [3MB]	CD 2-15
EVA update from Sturt and Co (29th June 2023) (PDF) [154KB] with appendix A (PDF) [238KB] and appendix b (PDF) [240KB]	CD 2-16

Appeal documents (3)

Document title	Reference
Appeal form (PDF) [85KB]	CD 3-1
Statement of Case - Appellant (PDF) [512KB]	CD 3-2
Statement of Case - LPA (PDF) [122KB]	CD 3-3

Proofs of Evidence (4)

Document title	Reference
Appellants Planning Proof of Evidence Summary (PDF) [204KB] Final (PDF) [3MB]	CD 4-1
Appellants Design and Character Proof of Evidence Summary (PDF) [364KB] Final (PDF) [20MB]	CD 4-2
Appellants Viability Proof of Evidence (PDF) [458KB] Appendix A - EVA Report by Sturt & Co 4th July 2022 (PDF) [310KB] EVA Appendix A (Not viable) 4th July 2022 (PDF) [230KB] EVA Appendix B (Sensitivity) 4th July 2022 (PDF) [303KB] HCA EAT App A Orchards Gate 35 p cent AH 4th July from spreadsheet (PDF) [4MB] Appendix B - Sturt & Co Letter 12th October 2022(CD1-20) (PDF) [375KB] together with the following appendices: EVA Appendix A1- Policy Compliant with BCIS Median Rate (PDF) [233KB] EVA Appendix B1- Policy Compliant with BCIS UQ Rate (PDF) [233KB] EVA Appendix C- 100% Private Sales with BCIS UQ Rate (PDF) [234KB] EVA Appendix D- Beckley Walk- Transactional Evidence (PDF) [204KB] EVA Appendix E- Order of Cost Estimate (PDF) [583KB] EVA Appendix F- Foundation and FWD Costs (PDF) [90KB] EVA Appendix G- SEC Quote (PDF) [617KB] Appendix C - Bruton Knowles Viability Review 1st November 2022 (CD5-6) (PDF) [4MB] Appendix D - Sturt & Co Letter 29th June 2023 (PDF) [371KB] Appendix F - 3 Dragons Local Plan Viability Test 2018 (CD7-26) Appendicies G - J Worksheets (PDF) [580KB] (Appendix G - Residual Land Value Worksheet - Policy Compliant, Appendix H - Residual Land Value Worksheet - 12% Affordable Housing, Appendix I - Residual Land Value Worksheet - 100% Private, Appendix J - Residual Land Value Worksheet - Sensitivity Analysis (BK Revenue & No Drainage)) Appendix K - Example Funding Agreement (PDF) [1MB] Appendix L - Restrictive Covenant (PDF) [1MB] Appendix M - Housing Association Revenue (PDF) [638KB] Appendix N - Enfields Email 12 December 2022 (PDF) [206KB] Appendix O - Off Site Drainage Design & Costs (PDF) [100KB] Appendix P - Green Acres EUV Comparable (PDF) [4MB] Appendix Q - Racecourse Cottage EUV Comparable (PDF) [9MB] Appendix R - Orchardleigh EUV Comparable (PDF) [17MB]	D 4-3
Appellants Drainage Proof of Evidence (PDF) [12MB]	CD 4-4
Council Planning Proof of Evidence Summary (PDF) [107KB] Final (PDF) [239KB]	CD 4-5
Council Design, Character and Open Space Proof of Evidence Summary (PDF) [165KB] Final (PDF) [14MB]	CD 4-6
Council Viability Proof of Evidence (PDF) [19MB]	CD 4-7
Council Drainage Proof of Evidence (PDF) [707KB]	CD 4-8
Appellants Drainage rebuttal (PDF) [291KB]	CD 4-9
Appellants Viability rebuttal (PDF) [209KB] and Appellant Viability rebuttal Appendix G, H, I, J Update (PDF) [573KB] Appellant Viability Rebuttal Appendix S (PDF) [187KB]	CD 4-10
Council Design rebuttal (PDF) [447KB]	CD 4-11
Council Viability rebuttal (PDF) [1MB] and Council Viability rebuttal appendicies (PDF) [44MB]	CD 4-12

Council Documents (5)

Document title	Reference
Pre-application response of 7th April 2022 (PDF) [88KB]	CD 5-1
Officer Report (PDF) [143KB]	CD 5-2
Decision notice (PDF) [117KB]	CD 5-3
Online consultee response from NFDC Landscape team, on planning application 21/11201 (PDF) [101KB]	CD 5-4
Online consultee response from NFDC Urban Design, on planning application 22/10813 (PDF) [86KB]	CD 5-5
Bruton Knowles Review of Applicants Viability Appraisal (1st November 2022) (PDF) [4MB]	CD 5-6
Planning application ref: 21/11201 Decision notice (PDF) [119KB]	CD 5-7
Planning application ref: 21/11201 Site Plan (PDF) [1MB]	CD 5-8
Planning application ref: 21/11201 Case Officer report (PDF) [155KB]	CD 5-9
HCC Drainage response on planning app 22/10813 (PDF) [133KB]	CD 5-10

The Development Plan (6)

Document title	Reference
New Forest Local Plan Part 1 - 2016-2036	CD 6-1
New Forest Local Plan Part 2 - 2014	CD 6-2
New Forest District Core Strategy - 2009	CD 6-3
Hythe and Dibden Neighbourhood Plan 2018-2026	CD 6-4

Material Considerations and reference documents (7)

Document title	Reference
National Planning Policy Framework (NPPF) 2023 (PDF) [532KB]	CD 7-1
National Planning Policy Guidance (PPG)	CD 7-2
Air Quality in New Development SPD 2022	CD 7-3
Housing Design, Density and Character SPD 2006	CD 7-4
Mitigation for Recreational Impacts on New Forest European Sites SPD 2021	CD 7-5
Parking Standards SPD 2022	CD 7-6
Interim Strategy for Ecology & Bio-diversity Net Gain 2020	CD 7-7
Bird Aware Solent Strategy	CD 7-8
New Forest District Housing Land Supply Statement (January 2022)	CD 7-9
RICS Professional Statement Financial Viability in Planning: Conduct and Reporting' (May 2019) (PDF) [1MB]	CD 7-10
RICS Guidance Note 'Assessing Viability in Planning under the National Planning Policy Framework' (March 2021)	CD 7-11
RICS Guidance Note 'Valuation of Development Property' (October 2019). (PDF) [3MB]	CD 7-12
NFDC Housing Delivery Test result 2021 (published Jan 2022) (PDF) [338KB]	CD 7-13
Nationally Described Space Standard (PDF) [190KB]	CD 7-14
BRE Site Layout Daylight 3rd Edition (PDF) [9MB]	CD 7-15
HICA Hythe Character Assessment (PDF) [783KB]	CD 7-16
Manual for Street (PDF) [8MB]	CD 7-17
National Design Guide	CD 7-18
TPO 0023/98 Land of Noads Way (East) (PDF) [14MB]	CD 7-19
TPO 0003/98 Land of Chilgrove and Orchard Gate, Noads Way (PDF) [13MB]	CD 7-20
Natural England Nutrient Neutral Development Solent region guidance 2022 (PDF) [135KB]	CD 7-21
New Forest DC SHLAA Oct 2018	CD 7-22
New Forest DC SHLAA Appendix 3 Hythe. Pg.8	CD 7-23
"Surveyors Acting as Expert Witnesses" Practice Statement and Guidance Note (PDF) [788KB]	CD 7-24
The RICS Professional Standards 2021 Part 1 (PDF) [631KB] and Part 2 (PDF) [403KB]	CD 7-25
New Forest District Council Viability Assessment 2018 - Whole Plan Review Viability Assessment (Three Dragons)	CD 7-26
Financial Viability Appraisal for scheme ref:22/10747 (redacted) (PDF) [9MB]	CD 7-27
Guidance for Outdoor Sport and Play - Beyond the Six Acre Standard England (PDF) [6MB] Guidance for outdoor sport and play FAQs (PDF) [884KB]	CD 7-28

Statements of Common Ground (SoCG) (8)

Document title	Reference
Principal SoCG (PDF) [633KB] Appendix 1 - Mr Cole Correspondence (PDF) [632KB] Appendix 2 - Tree Office Comment (PDF) [182KB] Appendix 3 - Agreed minutes of 14-11-2022 (PDF) [178KB] Appendix 4 - Roke Manor letter (PDF) [182KB] Appendix 5 - HCC Highways correspondence (PDF) [2MB] Appendix 6 - Plan reference 5577-003 (PDF) [276KB] Appendix 7 - 11-07-23 letter from Calcinotto (PDF) [17MB]	CD 8-1
Viability SoCG (PDF) [639KB]	CD 8-2
Habitats SoCG (PDF) [668KB] Appendix 1 Solent Nutrient Budget Calculator (PDF) [427KB] Appendix 2 Allocation Agreement with AJC Developments (South) Ltd (PDF) [182KB] Appendix 3 BNG Delivery Keyhaven Natural Capital Scheme (PDF) [187KB]	CD 8-3

Document title

Reference

Principal SoCG (PDF) [633KB]

Appendix 1 - Mr Cole Correspondence (PDF) [632KB]

Appendix 2 - Tree Office Comment (PDF) [182KB]

Appendix 3 - Agreed minutes of 14-11-2022 (PDF) [178KB]

Appendix 4 - Roke Manor letter (PDF) [182KB]

Appendix 5 - HCC Highways correspondence (PDF) [2MB]

Appendix 6 - Plan reference 5577-003 (PDF) [276KB]

Appendix 7 - 11-07-23 letter from Calcinotto (PDF) [17MB]

CD 8-1

Viability SoCG (PDF) [639KB]

CD 8-2

Habitats SoCG (PDF) [668KB]

Appendix 1 Solent Nutrient Budget Calculator (PDF) [427KB]

Appendix 2 Allocation Agreement with AJC Developments (South) Ltd (PDF) [182KB]

Appendix 3 BNG Delivery Keyhaven Natural Capital Scheme (PDF) [187KB]

CD 8-3

Technical Drainage Information (9)

Document title	Reference
114290 - Proof of Evidence Infiltration Assessment (PDF) [477KB]	CD 9-1
114290 - CAL-XX-XX-CA-D-005-SW Network Complete-22-07-11 (PDF) [212KB]	CD 9-2
114290-CAL-XX-XX-CA-D-006 Storage Estimate 2.0ls (PDF) [52KB]	CD 9-3
114290-CAL-XX-XX-CA-D-003-(P1)-Drainage Scheme (PDF) [844KB] 114290-CAL-XX-XX-CA-D-003-(P1)-Drainage Strategy Plan (PDF) [844KB] 114290-CAL-XX-XX-CA-D-003-(P2)-Proposed Drainage 1-3 (PDF) [457KB]	CD 9-4
114290-CAL-XX-XX-CA-D-003-(P2)-Proposed Drainage 2-3 (PDF) [492KB]	CD 9-5
114290-CAL-XX-XX-CA-D-003-(P2)-Proposed Drainage 3-3 (PDF) [423KB]	CD 9-6
114290-CAL-XX-XX-CA-D-015-(P1)-Public Sewer Upgrade Plan (PDF) [243KB]	CD 9-7
Orchard Gate-Preliminary Information_GE19721-WHO-1210421 (PDF) [7MB]	CD 9-8
Orchard Gate-Soakage Letter Report_GE19721-WHO-1221219 (PDF) [5MB]	CD 9-9
Orchard Gate-Soakage Letter Report_GE20970-WHO-1220630 (PDF) [7MB]	CD 9-10
BRE Digest 365-Soakaway Design Guide (PDF) [1016KB]	CD 9-11
CIRA report C753 The SuDS Manual v6 (PDF) [1MB]	CD 9-12
Souther Water - Outline Guidance Sustainable Drainage SuDS (PDF) [431KB]	CD 9-13
The Building Regulations Approved Document H (PDF) [2MB]	CD 9-14