Inspector overturns rejection of plans for start-up centre in countryside

A PLANNING inspector has overturned a decision to reject plans for a business start-up centre in a Hampshire village set to make more than 170 jobs. The Incuhive Group had been rebuffed in November 2023 over its proposal for Woodlands Park, Poles Lane, Otterbourne. The city council planning committee ruled that it was in countryside outside the settlement boundary.

But Incuhive appealed and planning inspector Alexander O'Doherty backed their stance. Mr O'Doherty agreed that the site was not a "suitable location" but it was only 60 metres outside the settlement boundary and greater weight must be given to the fact that it would accommodate 178 full-time jobs, bringing in £13m Gross Added Value to the local economy every year. The site is also close to public transport.



In November 2023 the planning committee had heard that Incuhive had 50 clients looking for flexible workspace in the Winchester area where there is a shortage. Jeremy Tyrell, of Winchester-based T2 Architects, said he was delighted by the decision. Louise Cutts, director of Wessex Planning, the consultants which acted for Incuhive, said: "From a planning perspective, this decision reminds the planning officers and legal officers of the ‘proper’ way to go about their determination of planning applications, and that the line of a settlement boundary is not the only thing to consider.

The economic benefits of this proposal were and are huge." "Formal complaints made to the Council after their decision about the complete lack of communication went ignored. An agreement to just one meeting, or the return of a telephone call would have allowed further discussion and the full support of the Council, removing the necessity for the appeal and the councils costs of doing so.

" Cllr Jackie Porter, Cabinet Member for Place and Local Plan, Winchester City Council, said: “We note and accept the Planning Inspector’s report on land south-west of Woodlands Park in Otterbourne, but remain disappointed with their conclusions and decision. “The Inspector noted the site’s location is outside the defined policy boundary and they agreed with our interpretation on this matter, and our reasons for refusal." “I’m pleased that the Planning Inspector supported our defence to a cost claim, and any award of costs was not warranted.

” George Scott-Welsh, CEO of The Incuhive Group, said: "We are absolutely delighted with the Planning Inspector’s decision to overturn the original refusal and grant approval for our business start-up centre at Woodlands Park, Otterbourne. This centre will not only provide much-needed flexible workspace in a region with a significant shortage, but it will also create 178 full-time jobs and contribute £13 million annually to the local economy. The approval recognises the broader economic impact of such projects, especially in terms of job creation and supporting local businesses.

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