The Southern Area Planning Committee of Test Valley Borough Council is scheduled to meet on Tuesday 14 October 2025, to discuss two major planning applications and a number of minor ones. The most significant application concerns land at Hoe Farm in North Baddesley, where the Ashfield Estate seeks to build employment units, houses, and community facilities. The other application relates to land west of Cupernham Lane in Romsey, where Mr and Mrs Owers have applied to build five dwellings.

Hoe Farm Development

The committee will consider application 24/02556/FULLS for the construction of six employment units, two detached houses, the conversion of Hoe Farmhouse to offices, and the erection of a detached 'tied house' for an Ashfield Estate employee. The application also includes the creation of allotments, an estate plant nursery, sheds, a cycle store, and parking spaces for community uses. The site is located on both the northern and southern sides of Hoe Lane, with the areas south of the lane falling within the parish of Nursling & Rownhams, and those north of the lane within North Baddesley.

The council received a request from a local ward member to present the application to the Southern Area Planning Committee.

Planning Policy Considerations

The planning officer's report notes that the application site is considered to be within the countryside, where planning policy COM2 restricts development unless it is appropriate for a rural location or essential to be located in the countryside. The report states that the proposed development does not meet either of these criteria.

However, the report also acknowledges that the National Planning Policy Framework¹ (NPPF) requires authorities to demonstrate a minimum five-year housing supply. The council's current housing land supply stands at 2.76 years, triggering the 'presumption in favour of sustainable development' as outlined in the NPPF.

The report notes that the proposed development would deliver a net increase of two new homes, which weighs in favour of granting permission. The report also notes that the demolition of barns, erection of six commercial units, and conversion of Hoe Farmhouse fall within the boundary of the allocated development of Hoe Lane (Policy COM4) and the outline permission (16/02432/OUTS).

Estate Worker's Dwelling

The application proposes an additional dwelling to the south of Hoe Lane for an estate employee. Policy COM10 provides for accommodation for rural workers in the countryside. The applicant has described the proposed duties of the occupant, including providing security for the allotments and nursery, managing the SANG², supporting new residents, and encouraging educational initiatives. The report states that the proposed role of the occupant is unusual, as many of the duties relate to the management of the new development rather than the existing Ashfield Estate. The report also notes that the application does not meet the criteria of Policy COM10, as the existing farmhouse is proposed to be converted, and there is an abundance of alternative accommodation available in the area.

Allotments and Parking

The proposed allotments represent an increase in the provision previously permitted. Policy LHW1 sets out the public open spaces requirements, including allotment space, for housing development. The report notes that an overprovision of allotments would comply with the policy and represent a benefit to residents.

However, the report also states that the countryside is not an appropriate location for the provision of parking spaces beyond those needed for the allotments and nursery. The report notes that the proposals are considered to represent a significant over provision of parking to the southern side of Hoe Lane, contrary to Policy COM2.

Affordable Housing

The report states that the Revised Local Plan and the Affordable Housing Supplementary Planning Document classes North Baddesley as an undesignated area. Therefore, Revised Local Plan (RLP) Policy COM7: Affordable Housing applies. Including the previous planning application 16/02432/OUTS, the total number of new residential dwellings equals 302. Policy COM7 states that the council will negotiate on housing sites for up to 40% of dwellings to be affordable. For the current application with a net gain of two residential dwellings, this equates to 0.8 of a unit financial contribution. The report notes that no legal agreement has been completed to secure the provision of affordable housing, making the proposals contrary to TVBRLP Policy COM7.

Recommendation

The planning officer recommends that the application be refused for several reasons, including:

• The proposed estate cottage and additional parking area represent unjustified development in the countryside, contrary to policies COM2 and COM10.
• The absence of a legal agreement to secure a financial contribution to affordable housing, contrary to policy COM07.
• Failure to secure the required mitigation measures for the nearby Solent and Southampton Water European Designated Site and the New Forest SPA[^4], contrary to policies COM2 and E5. [^4]: Special Protection Areas (SPAs) are strictly protected sites classified in accordance with Article 4 of the EC Directive on the conservation of wild birds.

Land West of Cupernham Lane

The committee will also consider application 25/00363/FULLS for the erection of five dwellings and garages on land west of Cupernham Lane in Romsey. The application site is located outside of the settlement boundary of Romsey.

Planning Policy Considerations

The planning officer's report notes that the site is located outside the defined settlement boundary of Romsey, where development is restricted by policy COM2 of the RLP. The report states that the proposal is contrary to policy COM2, as it is not appropriate for a rural location or essential to be located in the countryside.

However, the report also acknowledges that the principle of development was established in the Inspector's decision on planning application 17/00915/OUTS. The report notes that the council's housing land supply is below the minimum requirement, triggering the 'tilted balance' in favour of sustainable development. The report concludes that the site is in a sustainable location, weighing in favour of the proposed development.

Sustainability

The report notes that the application site is located adjacent to the settlement boundary and in close proximity to Romsey town centre, making it a sustainable location.

Character and Appearance

The proposed development demonstrates a layout of five detached dwellings set around a single road with plots of equitable size. The report states that this layout broadly replicates what was proposed in the earlier outline application, but the arrangement is somewhat less regimented, which is considered to improve the character of the area. The report also notes that the design of the dwellings proposes a unified house type with variation provided by differing materials for each plot to create interest within the resultant street scene.

Biodiversity

The proposals would create a net unit change of 3.82 habitat units, resulting in a 21.56% net percentage change, which meets the mandatory minimum of 10% biodiversity net gain.

Access and Parking

The site would be accessed from an existing track off Cupernham Lane, and a passing lay-by would be provided within the site at the entrance to the development. The Highways Officer has raised no objections to the proposed development.

Recommendation

The planning officer recommends that the committee delegate authority to the Head of Planning and Building to grant permission subject to conditions and the completion of a legal agreement. The legal agreement would secure nitrate mitigation and financial contributions towards the New Forest SPA recreational pressure mitigation schemes.

Other Matters

The committee will also be asked to approve the minutes of the previous meeting held on 23 September 2025.