Archived decisions

Decision Maker:

Regulatory Committee

Date of Decision:

15 October 2008

Decision Title:

Applicant: Hampshire County Council

Conversion of existing farm buildings to create new Visitors' Centre, museum and education facilities; removal of modern lean-to outshot and alterations to existing buildings; creation of new accessible WC and entrance ramp to museum on the Basing House site at Basing House and Grange Farm, The Street, Old Basing, near Basingstoke
(Application Nos. BDB/69385 (for Listed Building Consent) and BDB/69386) (County Council Ref: BAG 005)

Decision Reference:

350

Report From:

Head of Planning and Development, Environment Department

Contact name:

Martin Leeds

Tel:

01962 846733

Email:

[email protected]

EXECUTIVE SUMMARY

1) Background:

1.1. Planning permission and Listed Building Consent are sought for developments at Grange Farm and Basing House, Old Basing, near Basingstoke. The proposed development at Grange Farm is for conversion of existing farm buildings to create a new Visitors' Centre, museum, provide education facilities, remove a modern lean-to outshot and have alterations to existing buildings. Works at Basing House are for the creation of a new accessible toilet facility and entrance ramp to the museum. Although planning permission and Listed Building Consent are being applied for, Basing House is a Scheduled Ancient Monument and a separate consent is being sought.

2) Issues:

2.1. Four letters from local residents have been received expressing concerns to increase in numbers of visitors likely to pass directly by their respective properties (three properties adjoin entrances to the Grange Farm/Basing House complex) with potential loss of privacy, increase in traffic movements to the car park used in connection with Basing House and increase in noise from extra activities on site.

2.2. Notwithstanding the concerns/objections, it is considered that the proposals would be in accordance with the development plan and would not materially harm the character and setting of the Conservation Area; the listed buildings on the site and the Scheduled Ancient Monuments. It is further considered it would be acceptable in terms of highway safety and would not unduly affect the amenity of local residents. Accordingly planning permission is recommended with a further recommendation that the Secretary of State grants Listed Building Consent.

3) Recommendations:

3.1. That:

1) Planning permission in respect of conversion of existing farm buildings to create a new Visitors' Centre, museum and education facilities, removal of modern lean-to outshot and alterations to existing buildings, creation of new accessible WC and entrance ramp to museum at Grange Farm and Basing House, The Street, Old Basing, near Basingstoke, be granted for the following reason, subject to the conditions set out in Appendix 1; and

2) The Secretary of State be recommended to grant Listed Building Consent for the above works with recommended conditions set out in Appendix 1.

4) Reason for Decision:

4.1. It is considered that the proposals would be in accordance with the development plan (summary attached in Appendix 2) and would not materially harm the character and setting of the Conservation Area, the listed buildings on the site and the Scheduled Ancient Monuments. It is further considered it would be acceptable in terms of highway safety and would not unduly affect the amenity of local residents.

1) Background:

1.1. Following a successful Stage 1 application to the Heritage Lottery Fund, this application is made to improve the facilities at Basing House (including Grange Farm) and to increase the visitor numbers to this significant historic site. It is intended to improve the visitor experience by providing public access to the Grange Farm site, conserve and adapt the existing farm buildings for new use, provide new visitor facilities and interpretation across the site, adapt the existing stable block to provide a new learning centre and improve visitor flow around the site and access for the disabled. The application is supported by a Flood Risk Assessment, as the River Loddon passes close to Grange Farm, a Conservation Management Plan, and a Protected Species Survey that includes a building inspection for evidence of bats, water vole survey and walkover nesting bird survey.

2) Site [Grange Farm/Basing House]:

2.1. The site of Grange Farm and Basing House, shown on the attached plan, has Grange Farm on the north side of the road called The Street, whilst Basing House is the extensive overall historical setting of a former Norman castle site and Tudor estate, is on the southern side. (Basing House is also on the English Heritage Register of Parks and Gardens of Special Historic Interest in Hampshire.) Grange Farm comprises a collection of Grade II listed farm buildings along with the Great Barn which is a listed Grade I building and a Scheduled Ancient Monument. The two sites are also within a Conservation Area.

2.2. Grange Farm comprises the Great Barn, Little Barn, Stable Block, Cow Byre and Cow Byre Store and fish ponds, with grassed paddock just north of the Great Barn and Little Barn buildings. The access off The Street, which serves the buildings, is also the access for the former farmhouse which is privately occupied. Currently there is a pedestrian path from the existing car park area in Barton's Lane on the north side of the River Loddon leading to the Great Barn. Grange Farm operated as a working farm until 1984 when subsequently the County Council purchased it to ensure its future was secured as a significant part of Basing House.

3) Proposals

3.1. Basing House is currently open to the public for limited periods between Easter and September and the interpretation of the site is minimal. The Great Barn can be visited during these opening hours but there is no public access to the rest of Grange Farm. It is anticipated that once the necessary works to the relevant buildings and grounds are complete, the site will be open all year round from 10 am to 6 pm for visitors and school groups. The site could also be used for other activities some during the evenings such as for concerts, weddings, conferences and performing arts within the Great Barn and possibly sometimes outside. It is not anticipated these extra type of activities would be any more than on five occasions per calendar month and would finish by 2200 hours. (A planning condition will be added to require the additional activities not to exceed the numbers and times mentioned.)

3.2. Basing House site: Access for the disabled will be improved on this site and the works are subject to a separate Scheduled Monument Consent Application. Works proposed are to provide an improved footpath with appropriate handrails from the Garrison Gate entrance (served from The Street), provide a new accessible WC on the ground floor level of the Lodge, currently used as a storeroom. The internal layout will be fitted out to meet the current Disability Discrimination Act (DDA). The external concrete ramp will be removed and the existing gravel path re-graded to achieve the appropriate gradient of 1:21; a level platform is to be added at the top of the ramp with hand rails fixed to both sides.

3.3. Arrival to the site and visitor car parking: The existing car park which is located at Barton's Lane to the north of the main site and has an existing capacity of 250 cars and 3 coaches, was originally provided to serve a high number of visitors to the site. However, visitor numbers have always been low and the existing car park is considered adequate for an anticipated increase in the number of visitors. Improvements will be made to this area, including marking out the parking bays, improving path surfaces and opening up the view by clearing out the under-scrub. In addition the visitor route from the car park follows the existing right-of-way past a public house and alongside the River Loddon. To improve this route additional waymarking, interpretation boards and seating are proposed.

Grange Farm Site

3.4. This is the area where the largest amount of works are to be carried out:

(i) An area immediately inside the site boundary marks the arrival point for visitors to the farm and this would be the location for interpretation panels and views across to Basing House. A new gravel path would be laid alongside the fishponds, raised slightly above the existing ground level as the water table in the North Paddock is high, and then sweep across the paddock to the north doors of the Little Barn.

(ii) Little Barn - This is proposed as the main visitor, reception, retail and introductory exhibition area for the site, along with a small seating area/vending machine. Various works would be carried out, for example improved internal lighting, fitting out of fire detection/intruder alarm systems, and replacement of an existing concrete floor with an alternative more sympathetic construction. External repairs to the fabric will be undertaken and the corrugated roof covering will be removed and replaced with new handmade clay tiles to match the adjacent buildings. The northern outshot, (a relatively modern addition to the existing building) would be removed and the elevation carefully repaired. The southern outshot roof would be repaired using the corrugated iron salvaged from the Little Barn and tiles previously removed. New flooring and insulation measures are also proposed.

(iii) Stable Block - This building would be adapted to create a new learning centre with new public toilets and a small plant room, together with a new wooden floor and new doors.

(iv) Great Barn - Since the building is a Scheduled Ancient Monument the works to this building are being dealt under a separate application for Scheduled Monuments Consent. Very little overall work is proposed to this building's structure, but it does include repairing the existing rammed chalk floor, installation of fire/intruder detection systems, new electrical circuits and installation of discreet lighting.

(v) Cow Byre and Cow Byre Store - Extensive structural repairs are required to the Cow Byre as the building has suffered from movement caused by settlement of the structure. The proposed repairs are intended to halt the movement where it is and does not seek to straighten or rebuild the structure. It is not currently anticipated that public access will be provided into the Cow Byre due to the uneven floor, although at a later date public access may be possible. However, repairs are proposed to the Cow Byre Store and this would become the visitor exit through the existing doorways. Alterations need to comply with the Disability Discrimination Act.

(vi) Landscape and vehicular access - A specially laid gravel would be put in the farmyard, with a grass area in the centre and provision of decking with seating which can be removed to allow access to a manhole. Vehicle access to Grange Farm would be very limited due to the poor sight-lines at the main entrance (off The Street) as the entrance is set into the existing listed wall and also serves the private residence of the former farmhouse. It is anticipated that access will only be required to the accessible parking bays and for occasional delivery/maintenance vehicles. The access to the Grange Farm House would remain unchanged. In order to protect the privacy of the occupiers of the farmhouse, a 1.8 metre high post and rail fence with hurdle fencing (interwoven panels of coppiced wood) is to be erected along the north boundary of Grange Farm House. A lower section of 1.2 metre high fencing would be provided to the west end to allow views of the Granary building. A new gravel path would be laid along the north side of the Great Barn to provide access to all the existing barn doors. Limited lighting would be installed to provide the necessary illumination for means of escape; provide lighting along the access path from The Street, and to provide some lighting outside the principle buildings for use during evening events. All the lighting levels would be kept low to reduce the impact on the surrounding site and will be controlled by manual switching or hand-held radio-controlled devices and would only be operated during the hours of occupation.

4) Development Plan:

4.1. Basingstoke and Deane Borough Local Plan Review 1996-2011 (Adopted July 2006) shows the site as existing development within a Conservation Area although outside, but adjoining, the defined Settlement Policy Boundaries for Old Basing and Basingstoke. In addition, Basing House is shown as a Scheduled Ancient Monument. The relevant Policies are E2 (Buildings of Historic or Architectural Interest), E3 (Areas of Architectural or Historic Interest) and E4 (Ancient Monuments/Archaeology).

5) Consultations:

5.1. Basingstoke and Deane Borough Council - views awaited.

5.2. Environment Agency has no objection in principle subject to a buffer zone being provided alongside the River Loddon and implementation of measures to protect the habitat of water voles within and adjacent to the development site. Presence of bats on the site will require mitigation.

5.3. English Heritage recommends that an archaeological watching brief be set in place for the excavations to the floors, where disturbed, and the underground service excavations, including the drainage trenches to the north and south of the Great Barn and breaking into the existing culvert. Exact routing of the cabling, pipe-work and fixings to the fittings should be agreed with English Heritage on-site.

5.4. The Royal Commission Historical Monuments of England, the Society for the Protection of Ancient Buildings and the Ancient Monuments Society were all consulted but no response has been received.

5.5. Garden History Society has advised "we do not wish to comment but we would empahasise that this does not in any way signify our approval or disapproval of the proposals."

5.6. Highway Authority has no objection in principle.

5.7. The local Members Councillors Jane Frankum, Jo Kelly and Elaine Still have been informed.

6) Representations:

6.1. Four letters have been received from local residents; their collective grounds of concerns are:

(i) loss of privacy as more visitors are expected to pass by properties close to the Garrison Gate and the former farmhouse;

(ii) increase in noise, particularly from functions to be carried out in the Great Barn and potential open area immediately adjoining this Barn, also increase in noise from loudspeakers; and

(iii) provision of external lighting at night.

7) Commentary:

7.1. This proposed development has been sensitively designed and is in keeping with the heritage status of the area. It should overall create some enhancements, particularly as visitor facilities will be improved.

7.2. However, the concerns of local residents are noted. It is understandable that an increase in visitor movements could lead to potential issues of privacy and, in the case of the residents of the former farmhouse, it is intended to provide a 1.8 metre high hurdle type fence along their northern boundary with part of the area adjoining their property. This will help to reduce loss of privacy. However, those properties directly adjoining the Garrison Gate entrance further along The Street are more likely to be affected by passing visitors. Unfortunately, there is little that can be done here. But as the main entrance to the overall site will be through the Grange Farm, the County Council's Museums Service have advised they intend to have a member of staff or volunteer stationed at the Garrison Gate who will be able to regulate the noise levels. Also, it is intended to re-surface the pathway near here with a specially bonded gravel as it would be easier to maintain and reduce noise from passing feet.

7.3. Museums Service has indicated that the actual hours of opening to the general public are planned to be Tuesday to Sunday 10am to 5pm from February half-term to October half-term, but with limited opening through the winter months. In the latter case such opening will only be by appointment to schools or other groups.

7.4. Regarding the issue of lighting at the site, it is intended that the proposed lighting (details of which are required to be submitted for approval), would be very low key, particularly outside, and would be necessary for issues of safety. The proposed lighting would be sensitively positioned - it is not intended to use floodlighting - in addition, it would be used only when the site is open. Regarding use of the Great Barn for functions, the frequency and type of events held would be carefully regulated by the Museums Service.

7.5. Since the overall site is open to the public, the precedence for visitors has been established. Although it is acknowledged that opening up other buildings and improving facilities to visitors is likely to attract an increase in numbers, in the main, such visitors would be directed to the new Visitor Centre.

7.6. Taking into account all these considerations there is, on balance, no substantive reason to withhold planning permission and Listed Building Consent.

Section 100 D - Local Government Act 1972 - background documents

The following documents discuss facts or matters on which this report, or an important part of it, is based and have been relied upon to a material extent in the preparation of this report.

(NB: the list excludes published works and any documents which disclose exempt or confidential information as defined in the Act.)

Document

Location

Conversion of existing farm buildings to create new Visitors' Centre, museum and education facilities; removal of modern lean-to outshot and alterations to existing buildings; creation of new accessible WC and entrance ramp to museum on the Basing House site at Basing House and Grange Farm, The Street, Old Basing, near Basingstoke (Application Nos. BDB/69385 (for Listed Building Consent) and BDB/69386) (County Council Ref: BAG 005)

Environment Department
Castle Avenue
Room G, Lower Ground Floor

CONDITIONS:

Application 1: Conversion of existing farm buildings to create new Visitors' Centre, museum and education facilities; removal of modern lean-to outshot and alterations to existing buildings; creation of new accessible WC and entrance ramp to museum on the Basing House site at Basing House and Grange Farm, The Street, Old Basing, near Basingstoke (Application No. BDB/69386):

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.

Control by Listed Building Consent:

2) No development in connection with this permission shall be commenced on site until Listed Building Consent under application number BDB/69385 shall have been granted.

Reason: To protect the Listed Buildings.

Materials

3) Samples and details of the materials and finishes to be used for the `Breeden' type gravel surfacing to be used for the paths and main open external area within Grange Farm, together with details of the proposed lighting both within the Listed Buildings and externally, 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.

Archaeology

4) No development shall take place within the site until the applicant has secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation which has been submitted by the applicant and approved by the Local Planning Authority. In addition, excavations to the floors where disturbed and the underground service excavations, including the drainage trenches to the north and south of the Great Barn and breaking into the existing culvert, shall have the exact routing of cabling, pipe work and fixings to the fittings, to be agreed with English Heritage on site.

Reason: In the interests of archaeology for the site.

Clay Tiles/Bricks

5) Where exterior tiling and bricks are used for repairs, these shall be handmade clay tiles and bricks and shall match as closely as possible in type, colour and texture to those used on adjoining buildings. In addition, where possible salvaged tiles and bricks shall also be used.

Reason: To secure a satisfactory development given the historical importance of the buildings in the Conservation Area.

Protection of Local Wildlife Habitats and Protected Species

6) Measures shall be taken during the overall works to the developments to ensure that damage is not caused to existing habitats either on or adjacent to the development site and that no harm is caused to existing populations of water voles, nesting birds and bats which are all present in various locations in the site. Appropriate approvals shall be obtained from Natural England before any works are commenced.

Reason: To ensure works affecting natural habitats on the site are protected from damage.

Provision of Privacy Fencing

7) A 1.8 metre high hurdle type fence shall be installed along the northern boundary between the private residence of the former farmhouse and the Little Barn before this part of Grange Farm becomes accessible to the public. The hurdle fencing shall be retained and maintained to afford privacy to the occupiers of the former farm house.

Reason: To ensure that privacy to occupiers of the former farm house is retained.

Limitation of Activities as Additional to the Usual Visitors Centre

8) In the event that other activities such as weddings, performing arts, concerts, conferences, are carried out both within and outside of the buildings in the site, shall be on no more than five occasions in total per calendar month and such activities shall terminate by 2200 hours. Measures shall be taken during such activities to reduce where possible, noise levels to nearby housing.

Reason: To protect the amenities of occcupiers in those properties nearest to the extra activities properties.

Hours of Working

9) No work relating to the construction of the development approved, including works of preparation prior to operations, the delivery of construction materials, skips or machinery, nor the removal of waste materials, shall take place before 0800 hours or after 1800 hours Monday to Friday inclusive, before 0800 hours or after 1700 hours on Saturday and not at all on Sunday or recognised public holidays, unless otherwise agreed beforehand in writing with the Local Planning Authority.

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

CONDITIONS:

Application 2: Conversion of existing farm buildings to create new Visitors' Centre, museum and education facilities; removal of modern lean-to outshot and alterations to existing buildings; creation of new accessible WC and entrance ramp to museum on the Basing House site at Basing House and Grange Farm, The Street, Old Basing, near Basingstoke (Application No. BDB/69385 [for Listed Building Consent])

Time Limits

1) The development hereby 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 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

Materials

2) Samples and details of the materials and finishes to be used for the `Breeden' type gravel surfacing to be used for the paths and main open external area within Grange Farm, together with details of the proposed lighting both within the Listed Buildings and externally, 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.

Archaelogy

3) No development shall take place within the site until the applicant has secured the implementation of a programme of archaeological work in accordance with a written scheme of investigation which has been submitted by the applicant and approved by the Local Planning Authority. In addition, excavations to the floors where disturbed and the underground service excavations, including the drainage trenches to the north and south of the Great Barn and breaking into the existing culvert, shall have the exact routing of cabling, pipe work and fixings to the fittings, to be agreed with English Heritage on site.

Reason: In the interests of archaeology for the site.

BASINGSTOKE AND DEANE BOROUGH LOCAL PLAN REVIEW 1996-2011 (ADOPTED JULY 2006):

Policy E2 (Buildings of Historic or Architectural Interest):

Proposals for development that would affect a listed building, structure or its setting will be determined against the following guidelines:

i) The demolition of a listed building or structure will only be permitted in exceptional circumstances;

ii) Alterations and extensions that preserve the character and/or setting of a listed building and any features of architectural or historic interest will be permitted;

iii) Developments within the curtilage of or adjacent to a listed building which do not detrimentally affect their setting will be permitted.

Development would not be permitted if it would harm a building or feature of local historic or architectural interest or adversely affect its setting.

Policy E3 (Areas of Architectural or Historic Interest):

Development within Conservation Areas, or on sites outside where development would affect the setting of the Conservation Area, will be permitted provided that the proposals preserve or enhance their special character or appearance. Through determining applications the Borough Council will:

i) Seek to retain buildings, architectural features, trees, spaces and other features which are important to the character and appearance of the Conservation Area; and

ii) Allow new development if this would contribute to the area by preserving or enhancing its character and appearance.

Policy E4 (Ancient Monuments/Archaeology):

Development proposals should be located and designed so as to avoid disturbance or other adverse effects on nationally important archaeological sites and monuments, whether scheduled or not, and their settings. Proposals should seek to preserve the archaeological remains in situ.

Development proposals which would have an adverse effect on remains of local archaeological value will be permitted only if the importance of the development outweighs the value of the remains. Where physical preservation of the deposits in situ is not possible, applicants must make provision for the professional excavation and recording of the archaeology, in accordance with a detailed scheme approved prior to the development commencing.

Proposals should seek to enhance the setting of visible archaeological remains. In areas where there is evidence that archaeological remains may exist, but where the extent and importance of those remains is unknown, developers will be required to arrange an archaeological field assessment prior to the determination of a planning application.