There are now more than 40 Conservation Areas in the Borough of Basingstoke and Deane, which are listed on the Conservation Area Appraisals page of this website (see link to left of this page). This is the largest number for any single district in Hampshire, demonstrating just how rich the historic environment of the borough is.
The earliest of these conservation areas were designated by Hampshire County Council in the early 1970s, and the most recent by the borough council in 2004 and 2006. These areas vary greatly in character, size and history, from densely built-up urban areas of central Basingstoke to peaceful rural villages and parkland in the heart of the Hampshire countryside. They include some of the most picturesque villages in the county, but also areas of high development pressure and growth potential.
Well-kept and improving village and town centres are vital for the economic growth of an area, and as such the preservation and enhancement of the borough’s conservation areas is a key priority for the council.
What is a Conservation Area?
A Conservation Area is a statutory designation of an area which is considered to be, 'an area of special architectural or historic interest, the character or appearance of which it is desirable to preserve or enhance'. Areas are designated under the provisions of the Planning (Listed Buildings and Conservation Areas) Act 1990 whilst this and a range of secondary planning legislation governs how those areas are protected through the planning process (see below regarding making changes and the need for permission).
The council has a duty to pay special attention when determining development proposals to the desirability of preserving or enhancing the character or appearance of a Conservation Area. This applies not only to developments within a Conservation Area, but also to nearby developments which could affect its setting.
Making changes in a Conservation Area
It is important to note that the emphasis of control in Conservation Areas is not on preventing development, but on managing change and encouraging the enhancement of the area. This allows a Conservation Area to accommodate appropriate positive change that will harmonise with the special architectural or historic qualities of the area, thus protecting its special character.
Do I need Planning Permission?
The various categories of development that would normally be allowed without planning permission are more restrictive in Conservation Areas. The government’s national Planning Portal provides a useful set of guidelines, including interactive online guides, to help you understand when planning permission is or is not required. However, as a brief summary, the following works require planning permission within conservation areas, in addition to normal planning controls:
- Any side extension (including conservatories)
- Any extension of more than one storey
- Any roof extension or alteration that would project more than 15cm from the roof surface, or be higher than the ridge
- The cladding of any part of the exterior of a dwelling with stone, artificial stone, render, timber, plastic or tiles.
- The installation of a satellite dish to the front of a property (where it would be visible from the street).
- The construction, alteration or demolition of a chimney when visible from the street.
- Any outbuilding, swimming pool or storage tank (for example oil or LPG) to the side of a dwelling.
- The installation of solar panels on a front or side wall of a house, or on the ground, where they would be visible from the street.
- Work to trees (click here for further guidance: Protected Trees)
The above list is for general guidance for single dwellings only – separate rules apply for flats, maisonettes or non residential properties. For more specific guidance you should contact a planning officer or conservation officer at the borough council (see details below).
The above guidance is also different if there is an Article 4 Direction on a Conservation Area (see below).
Satellite and television antenna
Planning permission is normally required for satellite or television antennas in Conservation Areas if they can be seen from the public highway (including public footpaths).
Precise guidance on the planning regulations affecting antennas can be found on the Planning Portal, but you can normally avoid the need for planning permission if the antenna is mounted in a location which can not be viewed from any public area. Examples include:
- On a short pole in the rear garden
- On a hidden rear elevation of the building
- In a hidden roof valley
- Hidden behind a roof parapet
It is important when arranging the installation of an antenna that the installers are made aware of the status of the area before they visit so that they can bring any special fixings which may be required for a non-standard installation.
Antennas on listed buildings will normally need Listed Building Consent. Please see the listed buildings page of this website or contact a Conservation Officer for more detailed guidance on listed buildings.
Article 4 Directions
Some Conservation Areas are areas of particularly sensitive historic character. This means that minor alterations will be far more noticeable and potentially damaging to the special appearance of the area. Due to this sensitivity, the council has powers to introduce what is known as an ‘Article 4 Direction’. This ensures that a range of work, generally where it can be seen from the street, which could otherwise normally be done in conservation areas without the need for permission, can then be adequately managed through the planning permission process. Such work includes:
- The replacement of windows and doors.
- The installation of any solar panels, including to the roof.
- The installation of roof lights.
- The construction, alteration or demolition of boundary walls.
- The construction, alteration or demolition of a porch.
- The replacement of fascias, soffits or guttering.
- The construction, alteration or demolition of outbuildings.
- The construction or alteration of paving or other hard-surfaced areas.
Currently three of the Borough's Conservation Areas have Article 4 Directions - Fairfields, South View and Brookvale West, all of which are Victorian or Edwardian urban areas of Basingstoke.
Conservation Area Consent
Conservation Area Consent must be obtained from the council for the complete or substantial demolition of most buildings within a Conservation Area. This is governed by the Planning (Listed Buildings and Conservation Areas) 1990, and any contravention of this can constitute a criminal offence.
However, the following demolition work would not require Conservation Area Consent, but may separately require Planning Permission (marked with a * below, further guidance given above):
- Demolition of a building with a volume of less than 115 cubic metres*.
- Demolition of a boundary wall of less than 1m high fronting a highway or open space, or 2 metres elsewhere*.
- Demolition of a chimney*.
- Demolition of only part of a building.
Conservation Area Appraisals
The borough council has produced a Conservation Area Appraisal for each of the Borough's Conservation Areas, and has adopted these as Supplementary Planning Guidance. Some small or neighbouring conservation areas share an appraisal.
These documents and their associated appraisal maps can all be downloaded from the Conservation Area Appraisals page of this website.
Grants
The borough council provides grants for various types of work under the Community Heritage and Environment Fund (CHEF). This can help with the cost of works such as repairs to historic buildings (mainly churches, war memorials and village halls) and works to improve or protect the local built or natural environment. Further guidance on this grant scheme is currently being developed and will be published on the website in the next few months.
It should be noted that these schemes do not generally apply to works to private properties in Conservation Areas.
Further information and guidance
This webpage is designed to answer only general queries.
Extensive guidance is given for development within conservation areas in Appendix Four of the council's main Design and Sustainability Supplementary Planning Document.
For more detailed guidance or to discuss a particular area, building or proposal, please contact one of the borough's conservation officers, who will be happy to help by emailing neighbourhood.dev@basingstoke.gov.uk or phoning 01256 845414.
Alternatively, for general planning advice, please contact the Planning Development team by emailing development.control@basingstoke.gov.uk or phoning 01256 844844.
