Hybrid Planning Application - Outline application for development of the land adjacent to Southampton Airport to provide employment floorspace of up to 92,000 sqm (GIA) within Use Classes E(g) (ii & iii), B2 and B8 with ancillary offices and areas for service yards, car parking, landscaping, ancillary buildings and associated activities, and access from Wide Lane (all matters reserved except for access). Full planning application for initial infrastructure works and construction of new access road including site levelling and other engineering works. This application is subject to an Environmental Impact Assessment and is accompanied by an Environmental Statement.

1. The development within the road area as shown on drawing NQS-MSA-SA-ZZ-DR-A-2000 rev PL05 “Detailed / Outline Boundary Plan” for which full planning permission is hereby permitted shall begin no later than the expiration of three years from the date of this permission. The development of the remainder of the site, for which outline permission is hereby permitted, shall begin no later than the expiration of three years from the date of this permission or no later than the expiration of two years from the date of approval of the first of the reserved matters to be approved, whichever is the later. Reason: To comply with Section 92 of the Town and Country Planning Act 1990.
2. With the exception of development within the road area as shown on drawing NQS-MSA-SA-ZZ-DR-A-2000 rev PL05 “Detailed / Outline Boundary Plan”, no development of any phase shall start until details of the: a) layout of the site; b) scale of the buildings; c) external appearance of the buildings; and d) landscaping of the site [hereafter called "the reserved matters"] for that phase have been submitted to and approved in writing by the Local Planning Authority. Application for the approval of the first reserved matters shall be made within three years of the date of this permission. The development shall accord with the approved details. Reason: To comply with Section 92 of the Town and Country Planning Act 1990.
3. The development within the road area as shown on drawing NQS-MSA-SA-ZZ-DR-A-2000 rev PL05 “Detailed / Outline Boundary Plan” for which full planning permission is hereby granted shall be carried out in accordance with the following plans numbered: XX The development of the remainder of the site shall be carried out in general accordance with the following plans numbered: XX Reason: For the avoidance of doubt and in the interests of proper planning and in accordance with the requirements of the Conservation of Habitats and Species Regulations 2017 (as amended).
4. No development shall take place within the areas shown on the approved Parameters Plan (drawing NQ-MSA-SI-XX-SDR-A-2001 rev PL08) for strategic landscaping and safeguarded for the future potential route for Chickenhall Lane Link Road. Reason: For the avoidance of doubt and in the interests of proper planning and in accordance with the requirements of the Conservation of Habitats and Species Regulations 2017 (as amended).
5. Within the height consultation zone of the North Plot, as detailed on the approved Parameters Plan (drawing NQ-MSA-SI-XX-SDR-A-2001 rev PL08), no unit shall be constructed taller than 30.8m AOD unless a Detailed Landscape and Visual Impact Assessment, demonstrating the acceptability of the unit(s) height to the satisfaction of the Local Planning Authority, has been submitted to and approved in writing by the Local Planning Authority. The Landscape and Visual Impact Assessment shall be submitted with the relevant reserved matters application. Reason: In the interests of the visual amenity of the locality.
6. Within the height consultation zone of the South Plot, as detailed on the approved Parameters Plan (drawing NQ-MSA-SI-XX-SDR-A-2001 rev PL08), no unit shall be constructed taller than 28.5m AOD unless a Detailed Landscape and Visual Impact Assessment, demonstrating the acceptability of the unit(s) height to the satisfaction of the Local Planning Authority, has been submitted to and approved in writing by the Local Planning Authority. The Landscape and Visual Impact Assessment shall be submitted with the relevant reserved matters application. Reason: In the interests of the visual amenity of the locality.
7. The total amount of employment floorspace provided at the site shall not exceed 92,000 sq m (Gross Internal Area). Reason: In the interests of highway safety.
8. Any future reserved matters application for the siting and layout of a building shall be supported by an updated noise modelling report regarding the aircraft operation noise, taking into account the height, design, materials and siting of that proposed building and any other buildings already approved on site. Reason: In the interests of the residential amenities of neighbouring properties.
9. Any future reserved matters applications including the construction of buildings shall be supported by sufficient information necessary to demonstrate that there will be no adverse impact on the retained habitats and adjacent SAC and SSSI habitats due to excessive shading. Details to be submitted shall: a. Identify, including on a plan, all retained habitats and ecological buffer areas that are sensitive to changes in temperature and light availability; b. Demonstrate that the proposed development, by virtue of its siting, scale and design would avoid changes in temperature and light availability that would adversely affect the ecological function of the retained and adjoining habitats; c. Demonstrate that shading effects would not adversely affect the integrity of the adjacent SAC and SSSI habitats and all retained habitats Reason: In the interests of protecting retained habitats, ecological buffer areas and adjacent designated sites from adverse shading effects.
10. The employment uses hereby permitted shall not exceed the following floorspaces: a) 27,600 sq m (GIA) of Class E(g)(ii), (iii) and/or B2 Use (of which no more than 13,800 sq m (GIA) is for Class E(g)(ii), (iii)) b) 64,400 sq m (GIA) of Class B8 Use (of which no more than 9,200 sq m(GIA) is for parcel distribution) Reference to Classes E(g)(ii), (iii), B2 and B8 are references to Classes within the Town and Country Use Classes Order 1987 (as amended) [or in any provision equivalent to that/those Class[es] in any statutory instrument revoking and re-enacting that Order with or without modification]). Reason: In the interests of highway safety.
11. Prior to the first occupation of any employment unit hereby permitted, details of the occupier and intended Use Class for that unit shall be submitted in writing to the Local Planning Authority. The relevant unit shall not be first occupied until such time as written approval of the intended Use Class has been provided by the Local Planning Authority, having regard to the range of Use Classes (E (g)(ii)&(iii), B2 and B8) allowed by this permission and the floorspace caps specified n Condition XX. The units once occupied shall only be used for the purpose approved under this condition, and for no other use within the Schedule to the Town and Country Use Classes Order 1987 (as amended) [or in any provision equivalent to that/those Class[es] in any statutory instrument revoking and re-enacting that Order with or without modification]). Reason: In the interests of highway safety.
12. No storage or industrial processes shall take place outside of the buildings. Reason: In the interests of highway safety, to protect the amenity of the area and neighbouring residents; and to safeguard the local environment.
13. Prior to the submission of any reserved matters applications a Design Code shall be submitted to and approved in writing by the Local Planning Authority. The Design Code shall include, inter alia, details of the overall design approach, materials, roof forms, building heights, landscaping and public realm, lighting, parking provision, micro mobility hubs (to include seating and bike maintenance facilities), electric vehicle charging, use of sustainable energy sources and potential locations for a connection to the Itchen Navigation on the eastern boundary of the site. All reserved matters applications shall be in accordance with the contents of the approved Design Code. Reason: To ensure and cohesive and comprehensive development in the interests of the visual appearance of the area.
14. No work shall commence in any phase on site, including within the road area as shown on drawing NQS-MSA-SA-ZZ-DR-A-2000 rev PL05 “Detailed / Outline Boundary Plan”, until the following has been submitted to, and approved in writing, by the Local Planning Authority for that phase: a. An updated report of a site investigation (including coverage of the entire development site - not only the access road), including delineation of hydrocarbon contamination in soils and groundwater – potential off-site plume from the rail depot, risk assessment to human health and controlled waters; and a complete ground gas risk assessment in accordance with UK Land contamination risk management (LCRM) national guidance, and BS10175:2011+A2:2017, and BS 8576:2013 and as agreed with the Local Planning Authority; and b. Detailed site-specific scheme for remedial works and measures to be undertaken to avoid the risk from contaminants and/or gases when the site is developed and proposals for future maintenance and monitoring. Such a scheme shall include nomination of a competent person to oversee the implementation of the works. Development shall be carried out in accordance with the approved details. Reason: To minimise the risk from land contamination for the safety of the future users of the development and to protect controlled waters.
15. No phase of the development hereby permitted shall be occupied / brought into use until there has been submitted to the Local Planning Authority verification by the competent person approved under the provisions of condition XX (remediation) that any remediation scheme required for that phase and approved under the provisions of condition XX (remediation) has been implemented fully in accordance with the approved details (unless varied with the written permission of the Local Planning Authority in advance of implementation). Unless agreed in writing with the Local Planning Authority such verification shall comply with UK Land contamination risk management (LCRM) and any other relevant guidance. Typically such a report would comprise: a. A description of the site and its background, and summary of relevant site information; b. a description of the remediation objectives and remedial works carried out; c. verification data, including – data (sample locations/analytical results, as-built drawings of the implemented scheme, photographs of the remediation work in progress, etc. d. Certificates demonstrating that imported and/or material left in situ is free from contamination, confirmation of material removal, gas/vapour membranes have been installed correctly. Thereafter the scheme shall be monitored and maintained in accordance with the scheme approved under condition XX (remediation). Reason: To minimise the risk from land contamination for the safety of the future site users and to protect controlled waters.
16. Any imported soils required for the development hereby permitted should be demonstrated to be suitable for its intended end use and meet the approval of the Local Planning Authority prior to use on site. Reason: To minimise the risk from land contamination for the safety of the future site users.
17. No construction or demolition work shall take place in any phase, until a detailed Construction Environmental Management Plan for that phase has been submitted to, and approved in writing by, the Local Planning Authority. The detailed management plan shall be prepared in accordance with the information and principles provided in the submitted Framework Construction Environmental Management Plan rev 4, dated February 2026, Demolition and construction work shall only take place in accordance with the approved management plan. Reason: To limit the impact the development has on the amenity of the locality and in accordance with the requirements of the Conservation of Habitats and Species Regulations 2017 (as amended).
18. The development must accord with Hayden’s Arboricultural Consultants’ “Tree Survey and Arboricultural Impact Assessment in accordance with BS5837:2012” (reference 12216, dated 15th January 2026) and drawings 12216-D1-AIA rev A, 12216-D2-AIA, 12216-D3-AIA rev A and 12216-D4-AIA. Reason: To minimise tree losses and protect the retained trees, which form an important part of the amenity of the locality.
19. No excavation, demolition or development related works shall take place in any phase on site until a detailed Arboricultural Method Statement and Tree Protection Plan for that phase have been submitted to and approved in writing by the Local Planning Authority. The approved arboricultural documents must be adhered to in full, and may only be modified subject to written agreement from the Local Planning Authority. Reason: To retain and protect the existing trees, which form an important part of the amenity of the locality.
20. No development shall take place in any phase until a Landscape and Ecological Management Plan for that phase has been submitted to a approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details. Reason: To ensure the provision of suitable ecological protection and enhancement.
21. No development hereby permitted shall take place except in accordance with the terms and conditions of the Council’s Organisational Licence (WML-OR134, or a ‘Further Licence’) and with the proposals detailed on plan “Navigator Quarter: Impact plan for great crested newt District Licensing (Version 1)”, dated 2nd October 2025. Reason: In order to ensure that adverse impacts on great crested newts are adequately mitigated and to ensure that site works are delivered in full compliance with the Organisational Licence (WML OR134, or a ‘Further Licence’), section 15 of the National Planning Policy Framework, Circular 06/2005 and the Natural Environment and Rural Communities Act 2006.
22. No development hereby permitted shall take place unless and until a certificate from the Delivery Partner (as set out in the District Licence WML-OR134, or a ‘Further Licence’), confirming that all necessary measures regarding great crested newt compensation have been appropriately dealt with, has been submitted to and approved in writing by the Local Planning Authority and the authority has provided authorisation for the development to proceed under the district newt licence. The delivery partner certificate must be submitted to this Local Planning Authority for approval prior to the commencement of the development hereby approved. Reason: In order to adequately compensate for negative impacts to great crested newts, and in line with section 15 of the National Planning Policy Framework, Circular 06/2005 and the Natural Environment and Rural Communities Act 2006.
23. For the road area as shown on drawing NQS-MSA-SA-ZZ-DR-A-2000 rev PL05 “Detailed / Outline Boundary Plan”, no development shall start until details of a sustainable drainage system for that phase have been submitted to and approved in writing by the Local Planning Authority. Any future reserved matters applications for the remainder of the site shall be supported by details of foul drainage and a sustainable drainage system for that phase. The details submitted for all phases of development shall be in accordance with Burrows Graham’s “Flood Risk Assessment and Drainage Strategy” (reference 30228-BGL-XX-XX-RP-D-00001, Version 7, dated 27th March 2026) and include a timetable for its implementation and a management / maintenance plan for the lifetime of the development [including the arrangements for adoption by any public body or statutory undertaker, or any other arrangements to secure the effective operation of the sustainable drainage system throughout its lifetime]. The system shall be implemented and thereafter managed and maintained in accordance with the approved details. Reason: To ensure satisfactory drainage for the development to prevent flooding and pollution; to protect and enhance biodiversity and in accordance with the requirements of the Conservation of Habitats and Species Regulations 2017 (as amended).
24. Prior to the commencement of development, a detailed Air Quality Mitigation Strategy shall be submitted to and approved in writing by the Local Planning Authority. The strategy shall demonstrate how the development will ensure that nitrogen deposition and associated pollutant concentrations at the River Itchen SSSI/SAC woodland and grassland features are reduced to levels that avoid further exceedance of the 1% critical level/load. The Strategy shall include (but not be limited to): Identification and implementation of measures to minimise operational traffic emissions (e.g. electric vehicle charging, fleet management, travel planning).Mitigation of construction phase dust and traffic impacts in accordance with IAQM guidance, secured through a Construction Environmental Management Plan (CEMP).Monitoring and reporting requirements to demonstrate compliance. The development shall thereafter be implemented in accordance with the approved Strategy, with all mitigation maintained and retained for the lifetime of the development. Reason: To limit the impact the development has on the amenity of the locality.
25. No development shall take place within any phase until the developer has secured the implementation of a programme of archaeological assessment in accordance with a Written Scheme of Investigation (WSI) for that phase that has been submitted to and approved in writing by the Local Planning Authority in order to recognise, characterise and record any archaeological features and deposits that may exist on site. Reason: To ensure the archaeological interest of the site is properly safeguarded and recorded.
26. No development shall take place in any phase until the developer has secured the implementation of a programme of archaeological mitigation of impact, based on the results of the trial trenching, in accordance with a Written Scheme of Investigation for that phase that has been submitted to and approved in writing by the Local Planning Authority. Reason: To ensure the archaeological interest of the site is properly safeguarded and recorded.
27. Following completion of archaeological fieldwork a report shall be produced in accordance with an approved programme submitted to and approved in writing by the Local Planning Authority setting out and securing appropriate post-excavation assessment, specialist analysis and reports, publications and public engagement. Reason: To ensure the archaeological interest of the site is properly safeguarded and recorded.
28. No development shall take place until details of the measures to protect or divert the public water supply main located within the site have been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details. Reason: In the interests of protecting the public infrastructure.
29. No development within any phase shall commence until a mineral recovery plan for the management of resources recovered incidentally from excavation work throughout the construction of that phase has been submitted to and approved in writing by the Local Planning Authority. The mineral recovery plan shall include details of methods for ensuring that all minerals that can be viably recovered during construction are put to beneficial use on site as part of the development, or dispatched off site for processing for future use. A method to record the recovery of minerals shall also be included within the plan. Development shall be carried out in accordance with the approved details. On the 1st April of each year following commencement of development, the tonnes of minerals extracted, quantity re-used on site, and if exported from site the location of processing, shall be reported to the Mineral Planning Authority. The reporting of such information shall be required until such time as the development is considered to be completed by the Local Planning Authority. Reason: To ensure that minerals can be viably recovered during construction are recovered and put to beneficial use in accordance with Policy 15 (Safeguarding – mineral resources) of the adopted Hampshire Minerals and Waste Plan (2013).
30. Notice shall be given to the Local Planning Authority when: a) Habitat creation and enhancement works as set out in the approved HMMP have commenced. b) Habitat creation and enhancement works as set out in the approved HMMP have been completed. Monitoring reports shall be submitted to Local Planning Authority in writing in accordance with the methodology and frequency specified in the approved Habitat Management and Monitoring Plan. Reason: To ensure the development delivers a biodiversity net gain on site in accordance with paragraph 2 Schedule 7A of the Town and Country Planning Act 1990 and Eastleigh Borough Local Plan 2016-2036 Policy DM11.
31. No development shall take place within any phase until plans, including cross sections, to show proposed ground levels, finished floor levels and their relationship to existing levels and retained habitats within the site and on immediately adjoining land have been submitted to and approved in writing by the Local Planning Authority for that phase. Development shall be carried out in accordance with approved details. Reason: To limit the impact the development has areas of ecological interest and to ensure a high quality design in the interest of visual and residential amenity.
32. Prior to commencement of development details of the noise barrier shown on the illustrative site layout plans (drawings NQS-MSA-SI-XX-DR-A-2002 rev PL11 and NQS-MSA-SI-XX-DR-A-2005 rev PL06) shall be submitted to and approved in writing by the Local Planning Authority. The noise barrier shall be in accordance with the details provided via email from Michael Sparks Associates dated 22.1.26 and details to be submitted shall include measures to allow for movement of wildlife and an ongoing maintenance schedule. The noise barrier shall be installed prior to development commencing, be built and maintained in accordance with the approved details and retained thereafter. Reason: In the interests of the residential amenity of neighbouring properties.
33. No development shall commence on site until an Overall Biodiversity Gain Plan has been submitted to and approved in writing by the Local Planning Authority. The Overall Biodiversity Gain Plan shall be prepared in accordance with the submitted Biodiversity Net Gain Metric dated 13.2.26 and Biodiversity Net Gain Report (reference 31/26-3D, dated 27.6.25). No development shall commence within each phase until a Detailed Phase Biodiversity Gain Plan for that phase, in accordance with the approved Overall Biodiversity Gain Plan, has been submitted to and approved in writing by the Local Planning Authority. Development shall be implemented in accordance with the approved Detailed Phase Biodiversity Gain Plans and written evidence of the purchase of any required off-site credits shall be provided to the Local Planning Authority prior to commencement of that phase. Reason: To ensure the development delivers a biodiversity net gain on site in accordance with paragraph 2 Schedule 7A of the Town and Country Planning Act 1990 and Eastleigh Borough Local Plan 2016-2036 Policy DM11.
34. No development shall commence within each phase until a Habitat Management and Monitoring Plan (HMMP) for that phase, prepared in accordance with the approved Detailed Phase Biodiversity Gain Plan, has been submitted to and agreed in writing by the Local Planning Authority along with a timetable for implementation. Thereafter those habitats shall be managed and maintained in accordance with the approved details for a minimum period of 30 years following completion. Reason: To ensure the development delivers a biodiversity net gain on site in accordance with paragraph 2 Schedule 7A of the Town and Country Planning Act 1990 and Eastleigh Borough Local Plan 2016-2036 Policy DM11.
35. With the exception of development within the road area as shown on drawing NQS-MSA-SA-ZZ-DR-A-2000 rev PL05 “Detailed / Outline Boundary Plan”, no development above slab level within each phase shall start until a landscaping scheme for that phase has been submitted to and approved in writing by the Local Planning Authority. The scheme shall cover all hard & soft landscaping, including trees and boundary treatments, and shall provide details of timings for all landscaping and any future maintenance. The works shall be carried out in accordance with the approved plans and to the appropriate British Standard. Reason: In the interests of the visual amenity of the locality and to safeguard the amenities of neighbouring residents.
36. For the road area as shown on drawing NQS-MSA-SA-ZZ-DR-A-2000 rev PL05 “Detailed / Outline Boundary Plan”, no development shall take place above binder course until a landscape / open space management plan and maintenance schedule for that phase has been submitted to and approved in writing by the Local Planning Authority. For the remainder of the site, no development above slab level shall take place in any phase until a landscape / open space management plan and maintenance schedule for that phase has been submitted to and approved in writing by the Local Planning Authority. The landscape / open space shall thereafter be managed in accordance with the approved details. Reason: In the interests of the visual amenities of the locality.
37. Prior to development above slab level in each phase, details of a technology and communication strategy for the provision of broadband, fibre optic and audio-visual technology for that phase shall be submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved, with the infrastructure provided for use upon first occupation of each building and retained thereafter. Reason: To support economic development.
38. Prior to its installation in any phase, details of all streetlighting for that phase shall be submitted to and agreed in writing by the Local Planning Authority. The lighting strategy shall include details of colour, temperature and wavelength and be designed to minimise spillage and avoid impacting on flight corridors used by bats. Development shall be carried out in accordance with the approved details. Reason: In the interests of highway safety and the protection of local biodiversityand in accordance with the requirements of the Conservation of Habitats and Species Regulations 2017 (as amended).
39. In relation to all roads, footways and cycleways to be provided on site the following requirements shall be met: a) Prior to construction of any road, footway or cycleway in any phase a plan showing the extent of the roads, footways and cycleways to be adopted and unadopted in that phase shall be submitted to and approved in writing by the Local Planning Authority; b) All roads, footways and cycleways in each phase, whether to be adopted or otherwise, shall be built to Hampshire County Council’s current adoptable construction standards and completed prior to occupation of the penultimate building in that phase; and c) A verification report by a suitably qualified engineer confirming that all unadopted roads, footways and cycleways in that phase have been built to Hampshire County Council’s current adoptable construction standards shall be provided to the Local Planning Authority on completion of the final road surface or prior to occupation of the penultimate building within that phase, whichever is earlier. The report shall include the relevant construction details that the roads, footways and cycleways have been built to and details of the professional qualifications of the person providing the verification. Reason: To ensure that the development is provided to an appropriate standard.
40. A delivery and servicing strategy shall be provided as part of any future reserved matters application. Reason: To ensure appropriate servicing of the site and in the interests of highway safety.
41. The approved sustainable drainage scheme shall be fully implemented: a. For the road area as shown on drawing NQS-MSA-SA-ZZ-DR-A-2000 rev PL05 “Detailed / Outline Boundary Plan”, prior to binder course; and b. For each phase within the remainder of the site, prior to the first occupation of any building in that phase The approved sustainable drainage scheme shall thereafter retained, maintained and managed in accordance with the approved management and maintenance details. Within 3 months of the completion of the binder course in the road area as shown on drawing NQS-MSA-SA-ZZ-DR-A-2000 rev PL05 “Detailed / Outline Boundary Plan”, and within 3 months of first occupation of any building in any other phase a verification report, prepared by the installers of the drainage system for that phase, shall be submitted to the Local Planning Authority for approval. The report shall confirm the implementation of the drainage scheme in accordance with the approved details. Reason: To ensure satisfactory drainage for the development to prevent flooding and pollution and to protect and enhance biodiversity and in accordance with the requirements of the Conservation of Habitats and Species Regulations 2017 (as amended).
42. Prior to the first occupation of each building a BREEAM New Construction Post Construction certificate at "Excellent" standard shall be submitted to and approved in writing by the Local Planning Authority. Reason: In the interests of sustainability.
43. Within 28 days of first operation of any fixed plant or machinery related to the proposed development, a cumulative post-installation noise assessment shall be undertaken by a suitably qualified acoustic consultant. The assessment shall confirm that the cumulative noise level from all fixed plant and machinery does not exceed Daytime (07:00-23:00) LAr,1hour 33 dB and Night-time (23:00-07:00) LAr,15minutes 30 dB when assessed in accordance with BS 4142:2014+A1:2019, as measured at the nearest noise-sensitive receptor. Where the assessment identifies non-compliance, a scheme of mitigation measures shall be submitted to and approved in writing by the Local Planning Authority and implemented prior to continued operation of the plant. Reason: In the interests of the residential amenities of neighbouring properties.
44. The blast screen shall be installed at the end of the runway prior to the opening of the access road, footway and cycleways to the general public, in accordance with details that have first been submitted to and approved in writing by the Local Planning Authority. Development shall be carried out in accordance with the approved details. Reason: In the interests of public amenity.
45. For a period of no less than 10 years after planting, any trees or plants which are removed, die or become seriously damaged or defective, shall be replaced as soon as is reasonably practicable with others of the same species, size and number as originally approved in the landscaping scheme. Reason: In the interests of the visual amenities of the locality.
46. The development shall be managed and maintained in accordance with EPR’s “Bird Hazard Management Plan” (reference 3136-6B, dated 29 May 2025) submitted in support of the application. Reason: In the interests of airport safety.

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