The Southern Area Planning Committee of Test Valley Borough Council met on 2 September 2025 to discuss two planning applications. Permission was granted for the construction of a below ground soakaway for surface water drainage and two manholes on land east of Furzedown Road, King's Somborne, and for the demolition of an agricultural barn and associated structures to be replaced with two 2-storey dwellings and garages on land to the rear of Somerled, Romsey Road, Wellow.

Land rear of Somerled, Romsey Road, Wellow

The committee voted to delegate to the Head of Planning and Building to grant permission for the demolition of an agricultural barn and associated structures and the construction of two 2-storey dwellings and garages on land to the rear of Somerled, Romsey Road, Wellow. This was subject to the successful completion of consultations with Natural England and the Tree Officer and Council Ecologist, financial contributions towards Strategic Access Management and Monitoring (SAMM) New Forest SPA¹ and the Suitable Alternative Natural Greenspace (SANG)² and New Forest SPA, a S106³ monitoring contribution, securing a nitrate solution and monitoring through S106 as appropriate, and a number of planning conditions.

The application site, located in the countryside, includes two vacant chicken sheds and hard standing accessed from Romsey Road. The proposal involves demolishing the existing chicken sheds and constructing two new dwellings.

The planning officer's report noted that the application site is within the countryside, where planning policy COM2 seeks to restrict development unless it falls under specific exceptions. While the site has extant permissions for conversion to three residential dwellings under Class Q permitted development⁴, these permissions have not been implemented. Therefore, the proposal technically conflicts with policy COM2.

However, the report also noted that there were material considerations that justified a departure from local plan policy.

Although the barn is not currently a dwelling, there is a permission to become dwellings and therefore it can be considered that the barn has a realistic prospect of eventually completing the change of use to become residential units, whereby COM12 would then apply if the proposal were submitted once the permissions were substantially complete. Furthermore, the proposal does not seek a net increase in the number of dwellings on the site.

The planning officer's report referenced a previous appeal decision (APP/C1760/W/16/3154235 – Barrow Hill Barns, Goodworth Clatford) that established the principle of considering a fall-back position where permitted development rights exist. The report argued that the existing Class Q permissions created a realistic prospect of residential development on the site, which weighed in favour of allowing the current application.

The report also argued that the proposed replacement dwellings would improve the design and appearance of the site compared to the conversion scheme, with a design more in keeping with the rural character of the area. The landscape proposals were also considered to represent a significant improvement over the fall-back position.

The Wellow Parish Council objected to the application, but provided no further explanation.

Land East of Furzedown Road, Furzedown Road, King's Somborne

The committee voted to delegate to the Head of Planning and Building to grant permission for the construction of a below ground soakaway⁵ for surface water drainage and two manholes on land east of Furzedown Road, King's Somborne. This was subject to the successful completion of consultation with HCC Lead Local Flood Authority and the imposition/amendment of planning conditions and/or obligations as required, and a number of planning conditions.

The application site is located south of King's Acre and north of newly established allotments accessed from Furzedown Road, on agricultural land. The proposal is to manage rainwater runoff largely from the roofs of the residential development on the former allotment site which is currently under construction.

The planning officer's report noted that the application site is located within the countryside, where policy COM2 seeks to restrict development. However, the report argued that the soakaway was essential for managing surface water from the adjacent residential development, and that connecting to existing highway drainage was not possible. The report also noted that the King's Somborne Neighbourhood Plan supports sustainable drainage systems.

Five letters/emails of objection were received, raising concerns including:

• The location of the soakaway outside the settlement boundary
• The proximity of the soakaway to existing structures
• The potential for loss of amenity
• The impact on agricultural land use
• The history of flooding in the village

The planning officer's report addressed these concerns, noting that the soakaway would be buried underground and would not significantly impact the character of the area. The report also stated that the soakaway was designed to accommodate flood events and would not increase the risk of flooding to neighbouring properties.