SO21 Land to the south-west of Woodlands Park, Poles Lane, Otterbourne, Winchester

For Sale - Consented Serviced Office Development Site

Please find below a summary of the planning application for the construction of 25,000 sq ft flexible business incubation space, which was initially refused then subsequently consented to at appeal.

Application details

Reference: 23/01079/FUL Location: Land to the south-west of Woodlands Park, Poles Lane, Otterbourne, Hampshire SO21 2DZ. Applicant: Mr G Scott-Welsh (The IncuHive Group Ltd). Case Officer: Catherine Watson. Validated: 25 May 2023.

Proposal

The application proposed the construction of a flexible incubation space for new and start-up businesses within a two-storey, 25,000 sq ft office building designed to BREEAM Excellent sustainability standards. The building was intended to provide workspace tailored to early-stage companies.

Council consideration

The planning officer's recommendation was to refuse permission. The key reason was that the site lies outside the defined settlement boundary of Otterbourne, making it contrary to the council's spatial strategy and countryside development policies (Policies MTRA3/MTRA4 in the Local Plan), as it was not considered appropriate countryside development. The proposal was assessed against local plan policy on employment land and rural development. Although some support was noted for the economic rationale, the officer concluded the location was not suitable within the statutory planning framework.

Decision

At the 15 November 2023 Planning Committee, councillors refused the application in line with the officer recommendation.

.

..

.. Appeal outcome

The applicant appealed against the refusal. On 7 March 2025, the Planning Inspector allowed the appeal, granting planning permission for the scheme. The inspector concluded that, despite conflict with some local plan policies, there were material considerations (including the sequential test and local business need) that justified permission and overcame the council's reasons for refusal. . .. .. Conditions attached to the planning permission

The decision includes 13 core conditions that must be complied with. These are required to ensure the development is properly designed, implemented and operated:

1. Commencement & Plans

Time limit: Development must begin within 3 years from the date of the decision. Approved plans: The development must be built in accordance with a specified set of approved drawings and plans. 2. Protection and Environmental Safeguards

Arboricultural/tree protection scheme: Final, detailed measures to protect the retained trees during construction must be submitted and approved. Tree protection supervision scheme: A supervision regime for those tree protection measures must be approved. Construction Environment Management Plan (CEMP): A full CEMP must be submitted and approved before work starts. This covers construction methods, environmental and ecological protections, traffic and site management. 3. Infrastructure and Landscaping

Surface water drainage scheme: Detailed drainage design, calculations, and long-term management plan to be approved. External materials: Samples of all external facing materials must be approved by the local planning authority before construction above ground level. Landscaping: Full hard and soft landscaping details (levels, planting, boundaries, surface materials etc.) must be approved and carried out. Biodiversity Enhancement Plan: A plan to deliver biodiversity enhancements (habitats, mitigation etc.) must be approved before above-ground works. Foul water disposal scheme: Scheme for foul drainage must be submitted and approved. .. .. 4. Site Operation & Sustainability

Lighting plan: Detailed lighting arrangements to minimise impact on wildlife (e.g., bats) and surroundings must be approved before development above ground level. Sustainability standard: The office building must achieve BREEAM Level Excellent; no part may be occupied until a Final BREEAM Certificate confirming this is produced to the Council. . .. .. 5. Landscaping Implementation

Landscaping aftercare: All approved planting, seeding or turfing must be carried out in the first planting season following occupation or completion, and any losses must be replaced for a minimum 5-year period to maintain landscape quality.

The land is situated on Poles Lane in Otterbourne, south of Winchester and to the west of the M3 motorway.