Contact: Peter Chadwick, ext 6728 email: [email protected]

1. Summary

1.1 Planning permission is sought for the alteration, extension and refurbishment of the County Council's headquarters offices at Ashburton Court and Elizabeth II Court, Winchester. As Elizabeth II Court is a listed building and within the Winchester Conservation Area applications for Listed Building Consent and Conservation Area Consent have been submitted alongside the planning application.

1.2 It is considered that the proposed refurbishment would respect Elizabeth II Court as a listed building, and provide high quality office buildings and environment, both visually and operationally, which is a significant improvement over the existing Ashburton Court buildings. Therefore the proposed refurbishment is in keeping with its location within central Winchester, and its function as the headquarters for the County Council. In addition the proposals set new standards for sustainable design and provide an exemplar for refurbishing outdated offices, which accords with the County Council's corporate policies to promote sustainability. As such the proposals are in accordance with national policy, Structure Plan policy and the policies of the Winchester District Local Plan, therefore it is recommended to grant planning permission for the refurbishment proposals, and to recommend that the Secretary of State grant Listed Building Consent and Conservation Area Consent for the works to, and adjoining, Elizabeth II Court.

2. Site and Proposal

2.1 Planning permission is sought for the alteration, extension and refurbishment of the County Council's headquarters offices at Ashburton Court and Elizabeth II Court. The Ashburton Court and Elizabeth II Court offices are bounded by Tower Street, Tower Road, Sussex Street and the High Street, as shown on the attached plan, and are in a prominent central Winchester location, between the railway station and the town centre. The area is residential as well as having other office and commercial uses. As Elizabeth II Court is a listed building and within the conservation area, applications for Listed Building Consent and Conservation Area Consent have been submitted alongside the planning application. The planning application is accompanied by a Planning Statement, a Design Access and Sustainability Statement, a Transport Statement, a Framework Travel Plan and construction Travel Plan.

2.2 The proposals were subject to extensive publicity and consultation prior to submission. This included exhibitions, both for staff and residents, and letters to residents in the area. The comments from the consultation were incorporated into the proposals, and summarised in the Planning Statement.

2.3 Prior to submission a request was made to the Secretary of State for a Screening Direction under the Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 1999. The Secretary of State considered the proposals to be `Schedule 2 development' within the meaning of the 1999 regulations, but considered the proposals would not be likely to have significant effects on the environment by virtue of factors such as its nature, size or location. Therefore the direction was that the proposal is not `Environmental Impact Assessment (EIA) Development' within the meaning of the 1999 Regulations.

2.4 Ashburton Court was constructed in the 1960s and consists of two multi-storey office blocks above four decks of car parking. The top deck of car parking is at podium level, below which are two levels of public car parking (operated by Winchester City Council under a long lease) and a bottom level of County Council parking. The building is now some 40 years old and typical of a building of its age and design, has reached a point where major works are required. The options are:

(i) essential repairs only;

(ii) major repair and refurbishment; or

(iii) total redevelopment.

2.5 It is considered that major repair and refurbishment is the best value option as it provides for both essential repairs and significant improvements to the building, both visually and operationally, to provide efficient offices and corporate facilities to modern standards for another generation.

2.6 The proposals are to remove the pedestrian bridge structure, strip the Ashburton Court office blocks back to their underlying concrete structure, and remove the top floor of the north and west wings. The podium level car parking (243 spaces) would be removed, but the car parking decks below podium level would be retained.

2.7 The proposal would then be to refurbish the office blocks and extend down to podium level. This would increase the floorspace by 2870 square metres, an increase of 28% over the existing floorspace of 10,230 square metres, and increase workstations from 660 to 775 - an increase of 17%. This refurbishment would include cladding the outer facades alongside Tower Street and Sussex Street in brick, the other and internal facades with glass and solid aluminium panels and a new roof. In addition it is proposed to provide a single storey extension at podium level to provide a new public reception area, café/restaurant and 200 seat auditorium, together with two landscaped courtyards. There would also be a new link to Elizabeth II Court and improvements to the entrance route through Elizabeth II Court, which would be the main entrance to the council offices, with a second entrance from Sussex Street. The proposed new layout is shown on the plan attached to the report, together with the elevations from Tower Street and Sussex Street.

2.8 In order to reduce the overall massing of the building and its perceived height, the top floors are to be replaced with smaller new-build structures. On the east and north blocks this would contain offices and meeting rooms; on the west block a mechanical plant enclosure. All mechanical plant would be on the roof with none at podium level. Infilling the podium level compensates for the accommodation lost from the former top floors, and connects the blocks to the podium level. The infill would be offices, IT suite, and ancillary spaces connected to the new restaurant/café, reception and auditorium pavilions.

2.9 The primary use of energy in offices is generally in cooling and ventilation. The use of natural ventilation, combined with the cooling capacity of the concrete structure, significantly reduces overall energy consumption. Accordingly, the proposal is to draw clean air from the courtyard, through the office floorplates and then up acoustically attenuated ducts along the street elevations, driven by wind troughs on the roof. This system is highly innovative, and has been tested using computer and physical wind tunnel modelling to confirm it would be efficient. Achieving engineered natural ventilation is fundamental to the shape and form of the design and has influenced its development. By implementing natural ventilation the annual carbon dioxide (CO₂) saving should be over 700,000 kilogrammes (Kg) CO₂ compared to the existing building, and should be over 250,000 Kg CO₂ better than best practice mechanical ventilation. (In comparison an urban scale wind turbine would offset about 4,200 Kg CO₂ per year). The areas which cannot be naturally ventilated either operationally (eg IT suite and kitchens) or practically, due to the operation of the wind troughs, would be mechanically ventilated via the plant on the roof. Approximately 70% of the buildings would be naturally ventilated.

2.10 As well as significantly reduced energy consumption, other improvements include significantly reduced water consumption (a reduction of about 21% achieved by introducing new, more efficient facilities), recycling of demolition materials, using off-site prefabrication and providing an improved office environment.

2.11 The removal of 243 County Council car parking spaces, together with the framework travel plan, will reduce the demand for staff to travel by private car and promotes travel choice. This reduction in car travel will benefit air quality in central Winchester. For servicing, a lay-by will be provided on Sussex Street and a new lift installed to give access down to the service yard, which would continue to have vehicular access from Tower Street.

2.12 The proposals, it is argued by the applicant, have the potential to be an exemplar of sustainable development practice, and have a wider significance in demonstrating how refurbishing outdated offices can provide modern efficient office environment with improved lighting, ventilation, temperature control and reduction of traffic noise.

3. Development Plan

3.1 Hampshire County Structure Plan 1996-2011 (Review) Policies UB1, UB2 and UB3 concern urban regeneration.

3.2 Winchester District Local Plan Review 2006 Policy E.3 concerns commercial development in central Winchester; Policy DP.6 is concerned with promoting sustainable forms of development, Policy HE.7 relates to the demolition in the Conservation Area and Policy HE.14 addresses works to listed buildings.

4. Consultations

4.1 Winchester City Council considered the application at its meeting on 26 October 2006 and has no objection, subject to conditions and some issues it wishes the County Council to address. A supplementary report will be tabled at the meeting explaining these matters.

4.2 The Environmental Health Officer (Winchester City Council) raises no objection subject to conditions concerning air quality and noise.

4.3 Environment Agency raises no objection.

4.4 The Highways Adviser comments that:

(i) it is proposed there will be an overall increase in gross accommodation and floor space of some 2,870 square metres, but this will result in only a small increase in net office floor space. The podium parking will be removed, reducing the available parking on-site by 243 spaces from the current total provision of 468 spaces. Planning permission has already been granted for a 254 space car park at Bar End, which will be used to accommodate the staff parking displaced from Ashburton Court during the construction process. Increased levels of cycle parking for staff will also be accommodated in the new proposal.

(ii) The site is well placed to be consistent with national, regional and local policies and will be able to take advantage of high levels of accessibility by all modes of transport and minimise car usage.

(iii) Although there may be a very small increase in car trips related to the new development, it is considered that the reduction in on-site parking, coupled with initiatives developed through the Full Travel Plan, are all likely to contribute to a net reduction in the traffic impact on the roads surrounding Ashburton Court.

(iv) A Construction Travel Plan has been submitted which will seek to minimise the number of construction operatives parking in the city centre, encourage the use of public transport and appropriately route construction vehicles in order to reduce their impact. This will minimise the traffic impact on the local community as a result of the proposals and contribute to good public relations.

(v) The Full Travel Plan will be prepared in close consultation with the Highway Authority. It will be submitted and agreed before full occupation of the buildings and will include a commitment by the applicant to finance and implement the measures which are identified in the plan within six years of re-occupation.

(vi) It is confirmed that there is no transportation objection to the proposed repairs, refurbishment and extension to Ashburton Court subject to an undertaking relating to:

(a) a package of measures, consistent with the Local Area Transport Strategy and emerging Transport Plan for Winchester, to address pedestrian access and crossing issues on adjacent main routes, including signage;

(b) a Full Travel Plan to be agreed prior to the re-occupation of the Ashburton Court buildings and a commitment to the funding and implementation of associated measures, initiatives and monitoring processes. The measures agreed are to be implemented within six years of re-occupation. The travel surveys and plan reviews are to be undertaken every two years for six years. The cost of monitoring and implementation of any additional measures which may arise if targets are not met, including charging for on-site car parking, is to be borne by the applicant;

(c) visitor and temporary staff cycle parking are to be provided in the Tower Street or other public car parks nearby in agreement with Winchester City Council;

(d) the temporary relocation of residents' on-street parking during the construction period to a public car park nearby in agreement with Winchester City Council; and

(e) the possible restrictions outside the controlled parking zone should it be necessary if a problem materialises.

4.5 Natural England comments that the site is not near any sites of Special Scientific Interest, and raises no objection subject to conditions which prevent clearance of trees and shrubs during the bird nesting season.

4.6 City of Winchester Trust comments that the County Council deserves congratulation for its intention to remodel Ashburton Court in such an environmentally sensitive manner. This will transform an out-of-date building that is very expensive to run into a sustainable structure that will be better equiped to deal with future environmental problems, use less energy and therefore be considerably cheaper to run than at present. The amount of research and thoughful design work that has already been carried out results in a building that is lower, looks better and has a vertical emphasis that should fit into the Winchester scene more acceptably than the strong horizontal banding of the present structure. A high standard of workmanship will be important, and type and colour of brick will be essential, and the bond used and string courses will have considerable bearing on the buildings' appearance. The Trust has been consulted on revisions to the scheme, which it found very acceptable, and the proposed refurbishment continues to have the strong support of the Trust.

4.7 Winchester City Residents Association has been consulted.

4.8 Winchester Chamber of Commerce and Industry supports the application, and comments that it is paramount in its opinion that Hampshire County Council remains in Winchester both in terms of prestige and as a major contributor to the day-time economy of the High Street.

4.9 Southern Water comments that all existing infrastructure should be protected during the course of construction works. Additional information regarding future water usage has been provided and Southern Water's comments on this aspect are awaited. The supplementary report to be tabled will provide updates.

4.10 Southern Electric has been consulted.

4.11 Local Members Councillors Dickens and Peskett have been informed.

Representations

4.12 Four letters have been received; one supporting the proposal, one raising concerns at car parking in the vicinity of the site, one of objection on grounds of unnecessary expenditure and one letter from a local resident raising concerns about the visual impact.

5. South East Regional Design Panel

5.1 The South East Regional Design Panel was established in 2002, and was set up to play a major role in supporting the delivery of sustainable, high quality and well-planned developments throughout the South East Region.

5.2 The Panel, following a presentation by the architect, considered the proposals for Ashburton Court and Elizabeth II Court and concluded that they were well-founded and that the refurbished building would undoubtedly enhance the Winchester skyline.

5.3 It also made the following comments:

(i) Massing and layout - the Panel accepted there are environmental arguments for re-using the structure of the existing buildings, and understands that the public car park has to stay. These two factors largely predetermine the massing of the building, but the setting back of the top floor and the creation of a finer grained, vertical rhythm to the façade can be readily endorsed.

(ii) Character and architectural quality - the proposals provide a more appropriate link with the Elizabeth II Court and relocating the public functions to the podium is an appropriate move. The palette of red brick and glass is familiar and respectful, yet the building is unmistakeably modern.

(iii) Public realm - removing the car parking at podium level provides an opportunity to create an appealing new courtyard; the same effort should be put into landscaping outside Elizabeth II Court. The relationship at ground level with the street frontages still requires further consideration.

(iv) Mix and location of uses - the Panel noted the main use was for offices, but part of the complex would be accessible for conferences and events, ideally the massing should articulate these separate functions so there is a readable relationship between the interior and the exterior. The Panel's main concern was with the car park beneath the podium. Despite the changes to the exterior this will remain an unfriendly and lifeless presence on both main frontages. Active uses on the corners would make the building much more neighbourly.

(v) Sustainability - the Panel welcomes the commitment to an energy-efficient building built to high environmental standards and in particular support the concept of the `air trough' system being used to maximise natural ventilation.

6. Chief Planning Adviser's Comments

6.1 It is clear that there is a need for substantial works to the Ashburton Court offices because of their current state, this being a result of the age and design of the buildings. Although three options were considered prior to the submission of the application to address these problems, the only one that can be considered is refurbishment, the subject of the proposal. In the light of this, due recognition must be given to the constraints arising from the existing structure and the public car park that has to be retained. Notwithstanding this, the application is compatible with the up to date District Plan Review policy, particularly with regard to office development in Winchester City. On some specific matters these are discussed below.

6.2 It is noted that the proposals have been design-led, and sustainability has been a central element of the design. This has been recognised in the comments of the South East Regional Design Panel. In particular, the decision to be naturally ventilated rather than mechanically ventilated as much as possible, and the use of embedded energy within the frame and foundations, provides significant energy savings.

Design

6.3 The proposed design is a significant improvement over the visual appearance of the existing building. It is far more sympathetic to its location within central Winchester in both form and proposed materials. This view is supported by the comments of both the South East Regional Design Panel and the City of Winchester Trust. The design seeks to reduce the intrusive horizontal impact of the existing building by creating strong vertical elements, in particular the brickwork, together with the depth created by the air ducts. In addition the massing is reduced by setting back the top storey/roof and reducing the height of the building. The removal of the car parking from the podium level enables the creation of significantly improved reception and other facilities for both visitors and staff in a much more accessible and logical location functionally. In addition, the proposed landscaped courtyards significantly improve the environment at podium level.

6.4 There is, however, the issue raised by both the Design Panel and City Council and that is the discordant element of the cladding below the podium level. The design principle of providing a vertical emphasis to the development appears not to have been carried forward to street level. On the other hand this is not a fundamental issue and more a matter of design detail. Accordingly, it is recommended that this issue should be the subject of a condition requiring further details to be approved.

Access

6.5 Whilst the proposals would prevent public access across the site at podium level between Sussex Street and Tower Street, a new pedestrian route is included alongside the service road between Elizabeth II Court and Ashburton Court. This route is well located for linking into the network of pedestrian lanes leading down to Jewry Street and the High Street. Access across the site via the public car park decks will be unaffected by these proposals.

6.6 The proposed works in Elizabeth II Court to provide an improved entrance to the County Council's offices are sympathetic to the character of the listed building as well as providing improved accessibility. The works to create the bridge link to the new reception will not harm the building as the bricks will be reused in the building works. It is considered these works will improve access to the offices for the public, not only physically but also functionally, by providing a clear route through to a single reception area where the public and visitors will have significantly improved facilities and information. It is noted that facilities for disabled access to the main and secondary entrances are properly catered for.

Sustainability

6.7 The District Local Plan does require new developments to address sustainability issues. It is noted that these are a central element of the proposed design, particularly in providing for significant improvements in energy efficiency by the maximum use of wind-driven natural ventilation. All the components proposed (wind troughs, automatic window and lighting controls, cross ventilation and thermal mass) have been used elsewhere, but their use together is innovative. It has also been used in the design to break down both the scale of the building and the facades. Therefore the approach to townscape and ventilation of the building are integrated and fundamental to the design. It is considered that the proposals are innovative and set new standards for the refurbishment of outdated office buildings. The proposals have a wider applicability as an exemplar for a more sustainable option than total redevelopment for office buildings constructed 30 to 40 years ago.

6.8 However, the proposals do not include facilities for renewable energy generation, in particular wind power generation is not proposed as it would conflict with the ventilation system. The contribution from renewable energy would be limited when compared to the very significant improvements in energy efficiency proposed. It is recognised that there is continued development of renewable energy technology, and the design is such that it would not prejudice them to be accommodated at a later date. Although not all the sustainability features that might figure in a modern development have been included, it is clear that these matters have been addressed as required by the District Local Plan. All reasonably expected steps have been taken in introducing resource efficient features, and it is noted that the energy and water savings compared with the existing office are considerable.

Traffic

6.9 It is noted that the traffic and transport issues have been satisfactorily addressed. However, the details of the Travel Plan have yet to be finalised together with agreements for supporting a number of measures. These can be satisfactory covered by planning conditions and undertakings.

6.10 It is noted that the City Council has concerns about the construction impacts on traffic circulation in the vicinity of The Castle and the Travel Plan. These points are well made but it is accepted that best endeavours will be taken to achieve this and an `advice note' appended to the permission to this effect is recommended. The supplementary report to be tabled will explain matters further.

Listed Building

6.11 The proposal only has modest direct impacts on the Listed Building and detailed drawings have been submitted to demonstrate these. It is considered that the changes are in keeping with its status and in fact improve access by the introduction of a carefully designed ramp for the main entrance to Elizabeth II Court. With regard to the impact on the setting of the listed building, it is considered that the separation and height/bulk relationship between the structures is acceptable.

6.12 In conclusion it is considered that the proposed refurbishment would respect Elizabeth II Court as a listed building, and provide high quality office buildings and environment, both visually and operationally, which is a significant improvement over the existing Ashburton Court buildings. The proposed refurbishment is in keeping with its location within central Winchester, and its function as the headquarters for the County Council. In addition the proposals set new standards for sustainable design and provide an exemplar for refurbishing out dated offices, which accord with the County Council's corporate policies to promote sustainability. As such the proposals are in accordance with national policy, Structure Plan policy and the policies of the Winchester District Local Plan, and it is therefore recommended to grant planning permission for the refurbishment proposals, and to recommend to the Secretary of State to grant Listed Building Consent and Conservation Area Consent for the works to and adjoining Elizabeth II Court.

Application A

Recommendation 1

That, subject to appropriate undertakings to address the implementation of the proposed Travel Plans, planning permission in respect of alteration, extension and refurbishment works, including removal of various features, structures and top floors of north and west wings; erection of new extensions at fourth floor level of west wing and podium level to provide new County Council offices and ancillary accommodations; installation of new enclosed and open plant to west, north and east wings and main podium; provision of new elevational treatment; new landscaped podium level courtyard areas; seven replacement trees along western side of Tower Street; deletion of 253 existing car parking spaces; provision of 100 cycle parking spaces in basement; external alterations to Elizabeth II Court relating to new bridge link from Ashburton Court and new pedestrian ramp to main courtyard at Elizabeth II Court and Ashburton Court located between Tower Street, Sussex Street and the High Street, Winchester (06/02619/HCS) be granted for the following reason and subject to the following conditions:

Reason for Approval

It is considered that the proposal would be in accordance with the development plan (summary attached) and would not materially harm the character of the area or the amenity of local residents and would be acceptable in terms of highway safety and convenience.

Conditions - to be updated in supplementary report.

Time Limits

(1) The development hereby permitted shall be begun before the expiration of three years from the date on which this planning permission was granted.

Reason: To comply with Section 91(as amended) of the Town and Country Planning Act 1990.

Hours of Working

(2) During development no machinery shall be operated, no process or works shall be carried out and no deliveries taken at or dispatched, including works of demolition or preparation prior to operations at the site except between the hours of 0800 and 1800 Monday to Friday and 0800 and 1300 on Saturday and at no time on Sunday and bank holidays, unless the measures approved in the scheme have been fully implemented.

Reason: To protect the amenities of the occupiers of the nearest properties.

Materials

(3) Samples and/or details of the materials and finishes to be used for the external walls and roofs of the proposed buildings shall be submitted to and approved by the Local Planning Authority in writing before the development commences.

Reason: In the interests of visual amenity and to secure a satisfactory development.

Highways

(4) A Full Travel Plan shall be submitted to the Local Planning Authority for approval in writing and agreed prior to the re-occupation of the Ashburton Court buildings. The Travel Plan shall include the implementation of associated measures, initiatives and monitoring processes. The measures agreed shall to be implemented within six years of re-occupation. The travel surveys and plan reviews are to be undertaken every two years for six years.

Reason: To minimise trip generations associated with the development by the private car and encourage the use of alternative means of travel in compliance with the aims and objectives of PPG13.

Noise and Dust

(5) No development shall take place until a scheme for limiting the emission of noise and dust from the demolition and construction activities on the site has been approved in writing by the Local Planning Authority. The scheme shall be implemented as approved for the duration of the refurbishment works.

Reason: To protect the amenities of the occupiers of the nearby properties.

Landscaping

(6) Before development commences, details of the following aspects of the development shall be submitted to and approved by the Local Planning Authority;

(i) a landscape design showing the planting proposed to be undertaken;

(ii) the materials to be used for paved and hard surfaces;

(iii) a landscape management plan for the whole site, including the arrangements to be made for the future maintenance;

(iv) the proposed alignment, height and materials of all walls and fences and other means of enclosure; and

(v) the provision to be made for street lighting.

Reason: To ensure that due regard is paid to the amenity, educational and nature conservation benefits afforded by the continuing enhancement of the natural landscape features.

(7) The trees to be retained shall be protected during building operations by the erection of protective fencing in strict compliance with the requirements of the Local Planning Authority relating to their protection. The existing trees shall not be lopped, topped, felled or destroyed without the prior approval in writing of the Local Planning Authority.

Reason: To ensure the enhancement of the development by the retention of natural features.

Application B

Recommendation 2

That the Secretary of State be recommended to grant Listed Building Consent in respect of: External:- Alterations to northern elevation following removal of the bridge link to Ashburton Court, installation of pedestrian ramp, formation of landing by main entrance in the courtyard and formation of two new disabled persons parking spaces. Internal:- Alterations including replacement of two sides of lift shaft with glazed screens and change to main staircase in relation to new bridge link access to the existing Elizabeth II Court offices, Hampshire County Council, High Street, Winchester (Application Nos. 06/02736/LIS and W00723/17LB), for the following reason and with the following recommended conditions:

Reason for Approval

It is considered that the proposal would be in accordance with the development plan and would not materially harm the character of the area, or the integrity and historical importance of the existing listed building.

Conditions

(1) The development herby permitted shall be begun before the expiration of three years from the date on which this Listed Building Consent was granted.

Reason: To comply with Section 18 (as amended) of the Planning (Listed Buildings and Conservation Areas) Act 1990.

(2) Samples and details of the materials and finishes to be used on both the internal and external works, including the colour of the proposed mortar between brick courses, shall be submitted to and approved by the Local Planning Authority in writing before development commences.

Reason: In the interests of visual amenity and to secure a satisfactory development.

Application C

Recommendation 3

That the Secretary of State be recommended to grant Conservation Area Consent in respect of the removal of an unlisted structure in a conservation area, for the upper level of that part of the existing bridge link between Ashburton Court and Elizabeth II Court, where it spans across the service road between these two buildings, Tower Street, Winchester, (Application No. 06/02735/LBC - W00723/16LBCA) for the following reason and with the recommended following condition:

Reason for Approval

It is considered that the proposal would be in accordance with the development plan and would not materially harm the character of the conservation area.

Condition

(1) The development herby permitted shall be begun before the expiration of three years from the date on which this Conservation Area Consent was granted.

Reason: To comply with Section 18 (as amended) of the Planning (Listed Buildings and Conservation Areas) Act 1990.

1129/PDC

Annexe to Reasons for Conditions

(as required by Article 22 of the Town and Country Planning

(General Procedure) Order 1995 - as amended)

__________________________________________________________________

Hampshire County Structure Plan (Review) 2000

Winchester District Local Plan Review 2006

Policy E.3

Within the defined town centre of Winchester (see Inset Map 31), office development, extensions or changes of use to offices (Use Class B1[a]) of 200m²

floor space or less will be permitted. Exceptionally, development of more than 200m² will be permitted for established organisations where:

(i) an operational need for expansion/relocation within Winchester can be demonstrated;

(ii) appropriate measures are proposed to address transport implications, including production of a Green Travel Plan;

(iii) satisfactory measures are proposed to avoid additional pressures being placed on the local housing market and supply of affordable housing.

Policy DP.6

In order to promote sustainable forms of development and avoid wasteful use of energy and natural resources, permission will be granted for development that accords with other policies of this Plan where the Local Planning Authority is satisfied that it is appropriate in terms of:

(i) the layout, siting and landscaping of new buildings to maximise energy efficiency, utilising natural shelter and opportunities for passive solar gain;

(ii) incorporating renewable energy production equipment, where appropriate, to provide a proportion of energy requirements from renewable sources;

(iii) measures to reduce water consumption and to safeguard the sources of water supply;

(iv) sustainable drainage systems;

(v) waste minimisation during construction including the use of renewable and recycled materials, locally sourced where possible;

(vi) balancing cut and fill on site, where possible, to minimise the import and export of material;

(vii) the planned life of the building and its adaptability;

Policy HE.7 (Demolition of unlisted buildings in a conservation area)

Within a Conservation Area, consent will only be granted for proposals involving total or substantial demolition of unlisted buildings where the existing building:

(i) is of inappropriate structure or design where removal or replacement will preserve or enhance the area; or

(ii) makes no positive contribution to the character, appearance or historic interest of the area, either individually or as part of more general views within or from outside the Conservation Area;

(iii) cannot be repaired or adapted so as to extend its useful life.

Policy HE.14 (Alterations to historic buildings)

The Local Planning Authority will not grant planning permission (where required) or Listed Building Consent for any external or internal alteration, addition to, or change of use of, a listed building, which would adversely affect its architectural or historic character. Where alterations are permitted, the applicant will be responsible for providing adequate recording of those affected parts of the structure and conditions may be imposed to secure this.

The Local Planning Authority will not permit alterations which involve demolition of any part of a listed building unless:

(i) the historic form and structural integrity of the building are retained;

(ii) architectural and historic features important to the character of the building (including internal features) are retained;

(iii) the work does not harm the listed building.

Consent will not be granted without detailed plans showing the existing building and proposed works and a statement setting out the justification, design approach and methods for the work.