Retirement complex plan for former police station site refused

As previously reported in the Gazette, Churchill Retirement Living had sought planning permission to build 56 apartments at the site of the former police station in London Road.

The scheme would provide a “desirable contribution to the lively character of Basingstoke”, according to the applicant.

It came after a previous application, for 55 homes at the same site, had been submitted in February 2019, only to be rejected by Basingstoke and Deane Borough Council five months later.

And now the authority has again refused planning permission, with many of the reasons provided echoing those that were given last time.

The latest plans were described as an “incongruous” development which “would fail to respect the established pattern and character of surrounding development”.

The council had said the same back in 2019.

Concerns were also raised over harm being caused to the adjacent White Hart pub, a grade 2 listed building, as well as insufficient cycle parking facilities and refuse and recycling storage areas plus inadequate community and infrastructure contributions to off-set the impact of the development.

Again, these reasons were all sited when the council refused permission in July last year.

However, issues that were previously cited over car parking, water drainage infrastructure and a “poor level of amenity” for residents in certain apartments were no longer said to be concerns.

The plans, submitted in July last year, outlined plans to build 56 one and two-bed apartments, plus associated communal facilities, landscaping, vehicular access and car parking.

Documents submitted with the proposal made reference to the earlier application before putting forward a “revised concept” which would “takes cues from the surrounding buildings”.

A covering letter read: “The revised scheme alters the London Road elevation to a central four-storey element flanked by two three-story wings.

“The principle of the three-story development with a stepped-back fourth-storey continue around the building on all sides.

“The materials, detailing and relief changes to differentiate these parts of the proposals whilst using the same common architectural language.

“The proposal take reference to Georgian architecture and is simply detailed and we’ll proportioned with each elevation can be referenced to the others.”

The design and access statement concluded: “The result is an attractive development of retirement housing through a building design which respects and enhances the character of the immediate vicinity and wider area, and which also responds to the site constraints and opportunities as identified earlier in this document.

“The considered design, appropriate massing, materials and detailing of the building, together with a high quality landscape scheme provides a desirable contribution to the lively character of Basingstoke.”

However planners at the council disagreed, and this week refused permission on five key grounds.

As well as branding the development “incongruous” to the surrounding area, the council’s refusal note added: “The proposed development would, by reason of its design, scale and siting, cause harm to the significance of the Grade II listed White Hart Public House, by virtue of adverse development within its setting.

“Further, the development would also cause less than substantial harm to the special character and appearance of this part of the Basingstoke Town Conservation Area.

It also noted that “the proposed development would fail to make adequate provision for appropriate secure cycle parking facilities” and that it did not demonstrate that “appropriate refuse and recycling storage areas have been provided in order to promote effective recycling and disposal of household waste”.

It added: “The proposed development does not make adequate provision for community and infrastructure contributions in relation to affordable housing and off-site open space to adequately off-set the impact of the development.”