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. The earliest of these were designated by Hampshire County Council in the early 1970s, and the most recent 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.
What is a Conservation Area?
A Conservation Area is defined in the legislation as being, 'an area of special architectural or historic interest, the character or appearance of which it is desirable to preserve or enhance' (Planning (Listed buildings and Conservation Areas) Act 1990, s.69 (i)).
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 change that will harmonise with the special architectural or historic qualities of the area, thus protecting its special character.
Do I need Planning Permission?
PLEASE NOTE THAT THE FOLLOWING GUIDANCE APPLIES ONLY TO WORKS STARTED BEFORE 1 OCTOBER 2008. New planning rules come into force as of that date, which will be substantially different and as such this website will be updated in due course.
The various categories of development that would normally be allowed without planning permission are more restrictive in Conservation Areas. In general terms these tighter restrictions mean you may need to make a planning application for the following:
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Extensions to dwelling houses that are greater than 10% of the building's original volume or 50 cubic metres (whichever is the greater)
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The cladding of any part of the exterior of a dwelling house with stone, artificial stone, timber, plastic or tiles; (however cement and pebble dash render does not require planning permission, unless specifically controlled by an Article 4 Direction -see section below)
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Any alterations to the roof of the dwelling house resulting in a material alteration to its shape (notably dormer windows)
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The erection / alteration / improvement of a building within the grounds of a dwelling house where the building is greater than 10 cubic metres
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Extensions to industrial / warehouse buildings where they would be greater than 10% of the volume of the original building or 500sq metres to its original aggregate floor space
The above list is for general guidance only, and 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(2) 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, including a useful interactive guide, 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 fitters 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 means of 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(2) Directions
Some Conservation Areas are areas of particularly sensitive historic character. This means that minor alterations will be far more noticeable and damaging to the special appearance of the whole area. Due to this sensitivity, the Council has powers to introduce what is known as an ‘Article 4(2) Direction’. This ensures that traditional details, such as sash windows, timber doors, chimneys etc., which contribute towards the character of the Conservation Area, are not removed or altered without prior reference to the Council (i.e. Planning Permission is required).
More detailed information on these additional controls is available in the leaflet entitled, 'Article 4(2) Directions: Guidance for Residents', which is available to download below. This leaflet can also be obtained by contacting one of the Conservation Officers.
Currently three of the Borough's Conservation Areas have Article 4(2) Directions - Fairfields, South View and Brookvale West, all in the centre of Basingstoke.
Conservation Area Consent
Conservation Area Consent must be obtained from the Council for almost any works for the demolition of all, or almost all of a building 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.
If you are unsure as to whether the work you want to do constitutes demolition, it is wise to check with the Council whether Conservation Area Consent is required before commencing work. The following categories of work will normally require Conservation Area Consent:
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Demolition of a building greater than 115 cubic metres in volume
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Demolition of a wall higher than 1 metre fronting a highway, waterway or open space
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Demolition of a wall higher than 2 metres elsewhere
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Total demolition of an agricultural building (pre 1914)
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Demolition of an entire building except its facade.
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.
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. These include Historic Building Grants, Pride of Place Partnership Initiative (POPPI) Grants, and Village and Community Hall Grants. Leaflets are available explaining the purpose and criteria for each grant and an approach to the Council is recommended for further information on any grant.
It should be noted that these schemes do not generally apply to works to private dwellings in Conservation Areas.
Further information and guidance
This webpage is designed to answer only general queries. Further guidance and advice is available within the documents and leaflets that are available to download below.
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.
(01256) 845414
neighbourhood.dev@basingstoke.gov.uk
Alternatively for general planning advice, please contact the Development Control team.
(01256) 844844
development.control@basingstoke.gov.uk