DELEGATED OFFICER REPORT

APPLICATION REFERENCE: APP/25/00396 
APPLICATION TYPE: Full Planning Permission
PROPOSAL: Demolition of existing 1960's rear extension and construction of a new, rear single-storey sunroom and link extension, erection of new detached greenhouse, replacement vehicular entrance gates to side / rear of property.
SITE ADDRESS: 21 Queen Street, Emsworth, PO10 7BJ
AGENT DETAILS:  Helyer Davies Architects 
Helyer Davies Architects Ltd
APPLICANT DETAILS: Bouch
CASE OFFICER: Denise Sheath
TARGET DATE FOR DECISION: 18/06/2025

RECOMMENDATION: GRANT PERMISSION

1       Site Description 

The application site is located in Queen Street in Emsworth, within the Emsworth Conservation Area. It comprises a detached, two-storey dwelling of brick and clay tile construction. The property dates back to the late C18 and is was grade II listed in 1984. See listing description below: 

‘House. Early C19. Red brick walls in Flemish bond with blue heads; hipped slate roof and brick dentil eaves. Symmetrical front (north) of 2 storeys, 3 windows. Sashes in exposed frames, 2 angular bays to the ground floor, with cornices and sashes. Wood doorcase has cornice, frieze, reeded pilasters, and later 3-panelled (1-top-glazed) door, on stone steps with wrought iron’. 

The property is extended at the rear with various single storey additions. There is a large rear garden which is landscaped. There is a large outbuilding which may have been a former barn. Given its age, this structure is curtilage listed. 

2	Planning History 
	
APP/25/00397 - Main House: Demolition of existing 1960's rear extension and construction of a new, rear single-storey sunroom and link extension. Alterations to windows and replacement of existing roof light. Blocking up of 1no. window and insertion of 2no. new wooden sash windows on first floor, rear elevation. Internal alterations to include; reconfiguration of existing ground floor and first floor layouts including revised bedroom and bathroom layouts and new ensuites, new staircase to basement level, opening up of existing modern, ceiling space within boot/utility room, insertion of 2no. conservation style roof light windows. Replacement vehicular entrance gates to side / rear of property. General repairs to brickwork, guttering and drainage. Outbuilding: internal works to include insulation, bathroom reinstatement, vaulted ceiling, new internal staircase, recladding of exterior, new roof, new/replacement windows, insertion of 3no. new conservation style roof light windows.  Garage: replacement of existing roof on garage structure.  
Officer comment: This is the corresponding Listed Building Consent.	

3	Proposal 

Demolition of existing 1960’s rear extension and construction of a new, rear single-storey sunroom and link extension, erection of new detached greenhouse, replacement vehicular entrance gates to side / rear of property. 

4	Policy Considerations 
	
	National Planning Policy Framework
	Havant Borough Council Borough Design Guide SPD December 2011        
	Havant Borough Council Parking SPD July 2016
	Planning (Listed Buildings and Conservation Areas) Act 1990
	Emsworth Conservation Area Character Appraisal March 2010
	Emsworth Management Plan March 2010
	Chichester Harbour AONB Supplementary Planning Document
	Chichester Harbour Management Plan 2024-2025

Havant Borough Local Plan (Core Strategy) March 2011
CS11	(Protecting and Enhancing the Special Environment and Heritage of Havant Borough)	
CS12	(Chichester Harbour Area of Outstanding Natural Beauty (AONB))	
CS16	(High Quality Design)	
 
Havant Borough Local Plan (Allocations) July 2014
DM20	(Historic Assets)	
AL1	(Presumption in Favour of Sustainable Development)	

Emsworth Neighbourhood Plan Post Examination Version 2020
ENP_H1	(Design & Heritage)	
ENP_D1	(General Design Policy)	
ENP_D2	(Height, Mass & Materials)	

	Listed Building Grade: Grade 2
	Conservation Area: Emsworth

5	Statutory and Non Statutory Consultations 
	
Chichester Harbour Conservancy	
Recommendation – No objection, subject to –
• Salvaged Victorian brickwork to be reused and otherwise samples of external 
building materials being submitted and agreed;
• Relocated electric meter to be positioned as close as possible to the chimney 
stack projection on west elevation and housing to be painted black, to minimise 
its visual impact;
• rooflights on sloping roof surfaces to be of a conservation style, flush to the roof 
surface; and,
• support for the replacement /new windows be of timber, painted or stained
construction and maintained in that condition thereafter.

Officer reasoned justification

A site visit was made 13.6.2025 and regard had to the policy framework* and Historic 
England’s List description  below. I have carefully read through the very detailed 
submitted Heritage statement.
The site was viewed from Queen Street. I did go to 30 King Street and the public 
footpath there that leads back to Dolphin Quay, but no views of the site are obtained 
there, owing to tree cover and a tall boundary fence.

As a first observation, the description of development (with the agreement of the 
applicant) could probably be shortened to –
“Demolition of rear extension and construction of a new single-storey extension. 
Internal ground floor alterations, including part-removal of a wall. New vaulted ceiling 
with new roof lights to the utility room. First floor works include new ensuites, 
reinstatement of an original doorway and a replacement roof light. Upgrades to the 
staircase and landings. New staircase and vaulted ceiling in barn. External works 
include brickwork repairs, upgrading rainwater goods, re-cladding at first floor, new roof and windows and installation of 3 No. conservation-style roof lights. Refurbishment off rear boundary wall, alterations to hard landscaping, a new greenhouse, replace garage roof and repairs to front garden features”

The substantial and attractive Georgian property and its large outbuilding - (referred to 
by the applicant as the ‘barn’, marked as ‘19a’ on the Ordnance Survey extract on the 
Historic England webpage) is very visible from the street. The ’barn’ is not mentioned in the List description below.
I noted the ‘barn’ is constructed of a hotch-potch of facing materials and appeared to be timber framed with brick infill, some brickwork painted white. The ‘barn’ has clearly 
been altered in the past with a first floor window, facing the rear of 19 Queen Street, 
clearly having been a doorway at one time.
The house itself is red-bricked in Flemish bond with burnt headers, with timber sliding 
sash windows and a hipped, slate roof. Ground floor bay windows frame a central front door. A dwarf front wall topped by black railing and planting behind, make this a very 
handsome property. 
A driveway to the site, leads to a tall gate, with the back garden and ‘barn’ beyond. 
This gate is the least attractive feature of the property and would merit improvement.
The property sits within Character Area A of the Emsworth Conservation Area (CA), 
within the Chichester Harbour National Landscape (NL). It receives no particular 
mention in the CACA (not even [surprisingly] considered one of the most significant 
LB’s in paragraph 3.17), other than tangentially in paragraph 3.8.1, where a fine 
collection of Georgian houses in Queen street is referred to. I do wonder whether in 
paragraph 3.17, reference to No. 19 Queen Street “The Hut” is actually referring to 
what the applicant is calling the ‘barn’. The CACA map does not show the ‘barn’ to be 
a LB. 

Relevant site history

None listed for 21 Queen Street on Council webpage

19a Queen Street has a property record in the Council’s property database, but has no planning history associated with it.

The house was made Grade II Listed in 1984.
Historic mapping for 1886 suggests the ‘barn’ was part of No.19 Queen Street, with the back curtilage of it and 21 Queen Street much shorter owing to a long intervening piece of land.

By 1898, No. 19a has become separate from what appears to be a rebuilt No. 19, but 
again the back curtilages of 19a and 21 are still shorter than they are today. The rear 
part of 21 does not appear to be joined to the main house.

By the early 1930’s a similar layout exists, although the rear part of 21 has now 
become conjoined with the main house.

The Heritage statement (page 4) synopsis of how the property developed through time 
is noted, which includes a sealed up well in the basement and oven and vehicle 
inspection pit in the ‘barn’.

The proposed works

Main house: 

(A) roof level – two rooflights are to be inserted in a roofslope to the single storey rear 
projection, with internal ceiling removed. Existing rooflight at upper flat roof valley roof
level to be replaced; all rooflights not visible from the driveway/street. Preapplication 
Council advice accepted in principle as long as positioned between existing rafters. 

(B) At first floor, various internal walls are being installed to create en-suites or undone
in the case of opening up the landing to the external street window and related minor 
works of demolition. 

(C) At ground floor, there is a modest replacement of a 1960’s rear projecting element
and its catslide roof with new glazed roof and a replacement infill extension, lit by a 
rooflight. The latter will cause the shortening of an arched landing window above it,
whose cill height will be raised: preapplication advice was to accept provided whole 
timber window framework refreshed. Various alterations to walls/skirting boards. 

(D) At basement level a replacement stairwell is proposed. A coal bunker opening is 
being built over, but will still be seen in the basement.

Barn/car port: 

Roof level – three rooflights are to installed within a new standing seam zinc roof 
covering, but the roof pitch is very shallow, so these would not be visible from the 
street/side driveway. 
At first floor, a kitchen area is being formed and the top of the stairwell enclosed with 
new door leading into the main floor space.
At ground floor, a W.C. with washbasin is being formed in the north-west corner. 

Car port to be re-roofed.

Curtilage: 

new gates are to be fitted at the head of the driveway, opening outwards. 
Front curtilage to be tidied up and railings repainted. A new greenhouse is to be built, 
set off the north-east boundary, in the lower part of the garden. A new garden wall is to 
be built to enclose a small patio area just beyond the enlarged rear projection. The 
existing damaged wall along the southern boundary is being repaired and given a level height along its length.

Conclusions

The Conservancy will leave the Council to comment on impact to the significance of 
this heritage asset - (especially internal works, which I note could easily be reversed) -
within the CA, through relevant Development Plan Policies CS11, DM20 and H1. 
The submitted Heritage statement makes a plausible case for the renovation and 
alteration of the Listed Building, which followed detailed advice from a pre-application 
enquiry under the Council’s reference GEN/25/00188.

In particular the replacement of the poor 1960’s lean-to, with a much more respectful 
sun room and recladding of the ‘barn’ and new gates to the back garden are seen as 
very positive.

Whilst new rooflight windows and a lantern light are being proposed, this is a built up 
part of the NL and the works would otherwise be permitted development. As long as 
the rooflights on sloping roof surfaces are of a conservation style, flush to the roof 
surface, there are no objections.

Conservancy Officers consider the integrity of the Listed Building and its contribution to the heritage of this part of the NL and CA would be preserved.	

Conservation Officer
	
Site / Location 

The application site is located in Queen Street in Emsworth, within the Emsworth Conservation Area. It comprises a detached, two-storey dwelling of brick and clay tile construction. The property dates back to the late C18 and is was grade II listed in 1984. See listing description below: 

‘House. Early C19. Red brick walls in Flemish bond with blue heads; hipped slate roof and brick dentil eaves. Symmetrical front (north) of 2 storeys, 3 windows. Sashes in exposed frames, 2 angular bays to the ground floor, with cornices and sashes. Wood doorcase has cornice, frieze, reeded pilasters, and later 3-panelled (1-top-glazed) door, on stone steps with wrought iron’. 

The property is extended at the rear with various single storey additions. There is a large rear garden which is landscaped. There is a large outbuilding which may have been a former barn. Given its age, this structure is curtilage listed. 

Legislation 

When assessing the proposal, the following legislation and policy context is taken in consideration. 

Planning (Listed Building and Conservation Areas) Act 1990

Section 16 of the Planning (Listed Buildings and Conservation Areas) Act 1990 ("1990 Act") requires local planning authorities to have special regard to the desirability of preserving a listed building, its setting or any features of special architectural or historic interest when considering whether to grant listed building consent.

Section 66 of the Planning (Listed Buildings and Conservation Areas) Act 1990 states that in considering whether to grant planning permission for development which affects a listed building or its setting, the local planning authority or, as the case many be, the Secretary of State, shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which is possesses. 

Section 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990 requires planning authorities, when considering whether to grant planning permission for development which affects a Conservation Area, to have special regard to the desirability of preserving or enhancing the character and appearance of that area.

National Planning Policy Framework (revised December 2024) 

Chapter 16 of the NPPF relates to the Historic Environment including paragraphs 202-221. The following paragraphs are most relevant to the determination of this application: 

Para 212 states that: 

‘When considering the impact of a proposed development on the significance of a designated heritage asset, great weight should be given to the asset’s conservation (and the more important the asset, the greater the weight should be). This is irrespective of whether any potential harm amounts to substantial harm, total loss or less than substantial harm to its significance’.

Para 214 states that: 

‘Where a development will result in substantial harm to, or total loss of, the significance of a designated heritage asset, permission should be refused, unless this harm is necessary to achieve substantial public benefits, or a number of criteria are met. Where less than substantial harm is identified paragraph 208 requires this harm to be weighed against the public benefits of the proposed development

Para 215 states that: 

‘Where a development proposal will lead to less than substantial harm to the significance of a designated heritage asset, this harm should be weighed against the public benefits of the proposal including, where appropriate, securing its optimum viable use’.

Havant Borough Local Plan (Core Strategy 2011 and Allocations Plan 2014)

Policy CS11 – Protecting and Enhancing the Special Environment and Heritage of the Havant Borough

Policy CS11 (4) states that planning permission will be granted for development which: 

‘Protects and where appropriate enhances the borough’s statutory and non-statutory heritage designations by appropriately managing development in or adjacent to conservation areas, listed buildings, scheduled ancient monuments, historic parks and gardens, archaeological sites, buildings of local historic or architectural interest’.

Policy CS16 – High Quality Design 

Policy CP16 (1a) of the Core Strategy states that:  

‘Planning permission will be granted for development that is designed to a high standard, which helps to create places where people want to live, work and relax. All development should demonstrate that its design:

Identifies and responds positively to existing features of natural, historic or local character within or close to the proposed development site’.

Integrates with existing local landscape features, promotes wildlife and biodiversity and/or applies characteristics of the local area into the design of a scheme wherever possible to create variety and interest; 

Uses the characteristics of the locality to help inform the design of the new development including heights, massing, existing buildings lines, plot widths and depths, materials and proportions of windows and doors; 

Is well connected to and integrates with the immediate local area and the wider area by linking to existing pedestrian and cycle routes and encouraging people to use public transport where possible; and 

The development does not cause unacceptable harm to the amenity of neighbours through smell, the loss of privacy, outlook, noise and overlooking.

Policy DM20 (Allocations Plan) - Historic Assets 

Policy DM20 states that;  

‘Planning permission will be granted for development proposals that conserves and enhances the historic assets of Havant. It also states that application which affect, or have the potential to affect, heritage assets are expected to provide a Heritage Statement that: 

1. Describe the significance of the asset and its setting, using appropriate expertise

and where necessary original survey, at a level of detail proportionate to its

significance and sufficient to understand the potential impact of the proposal.

 2. Sets out the impact of the development on the heritage assets and mitigation that is

proportionate to the impact and the significance of the heritage asset, including

where possible positive opportunities to conserve and enjoy heritage assets.

Emsworth Neighbourhood Plan

The Emsworth Neighbourhood Plan has now been adopted and has relevant policies which are applicable to this application: 

Policy H1 – Design and Heritage 

Policy H2 – Locally Listed Buildings 

Assessment 

The applications, both planning and listed building consent, are for a variety of proposed alterations to the building, which are assessed in turn below:  

Replacement rear extension

The existing 1960’s rear extension is of no architectural merit and results in visual harm to the rear elevation of the listed building. The proposed replacement extension would comprise a traditional design, which is more complementary to the historic character of the main house and will allow the first-floor elevation to breath. This would result in the partial demolition of the Victorian wall however, it is specified that salvageable bricks will be reused where possible, during the rebuilding of the wall which separates the Victorian element from the new extension. 

Subject to further detailing regarding materials (which are indicated to be brick with stone cornicing) and windows / roof lantern, it is considered that this element of the proposal would not result in harm to the listed building. The side elevation of the replacement extension would also form the shared boundary with No. 23, which is also a Grade II listed building. The rebuilding of this wall to a more appropriate height, using high quality materials, will also be a betterment to the setting of the adjacent listed building. 

Link extension 

Between the two single storey elements which extend from the rear elevation, there is an existing flat roof link structure, which is of no architectural merit. It is proposed to replace this with a new link structure with a roof lantern however, this would extend out further, enclosing the existing redundant external space between the extensions. This would result in the loss of 2no. GF windows, one of which has historic value. The loss of the window would result in a degree of harm however, this will be discussed further in the summary. The proposed replacement link would also have an increased roof height, which would affect the curved, first floor sash window in that the lower two panes are proposed to be removed. The window is currently in poor condition, and it is proposed to restore the window, when removing the lower two panes. Again, this would result in a small degree of harm which will be assessed further down. 

Internal 

All of the proposed internal alterations for each floor are set out in the Design, Access and Heritage Statement, which has been assessed in detail. The proposed removal of the internal window and relocation of larder access would result in a small degree of harm and it would be preferable if this window could be utilised elsewhere within the scheme. There is no objection to the opening up of the false ceiling within the boot room and the revealing of the roof structure and the insertion of 2no. roof lights, so long as these are positioned within the existing rafters. 

At first floor, minor alterations are proposed including the introduction of new stud wall partitions and the opening up of the landing space. Overall, subject to design finishes, these alterations would not result in harm to the listed building. 2no. new sash windows are proposed for the first floor back bedroom (where the existing extension would be demolished). Subject to further detailing, these are supported in principle. 

Proposals outlined for the basement levels on the plans and in the HS are supported. 

Outbuilding 

The existing structure is in poor repair and undergone several modifications since its original construction. The proposal is to renovate this building including; insulation, restore bathroom, replacing the staircase, opening up the false ceiling to reveal original roof structure. External proposals include external cladding, insertion of 3no. roof lights and the repositioning one window. 

The proposal would restore the building for future use, making it a more functional space. Subject to further details on windows and materials, no harm would arise tot his curtilage listed building. 

New greenhouse

A traditional style greenhouse is proposed for the SE corner of the site. This is in keeping with the historic character of the site and is supported in principle, subject to further details on materials.

Garage structure

The proposal is to replace the existing roof which is in poor condition. Subject to further details on the new roof material, no harm would arise to this curtilage listed building. 

New gates

It is proposed to replace the existing entrance gates which are timber and in poor condition. Subject to further details on materials, this is supported.  

Summary 

In summary, the proposed works would result in the loss of some historic fabric, mainly windows, which would result in a low level of less than substantial harm. However, the overall scheme would bring the listed building back into use (it’s currently vacant and in poor condition), including the removal of the non-sympathetic rear extension and addressing issues with the curtilage listed building. Therefore, on balance, the proposed scheme is not considered to result in harm to the listed building, given the benefits outlined above, nor the significance of the Emsworth Conservation Area. As such, the proposal is considered to accord with tests set out in S16, 66 and 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990 ("1990 Act"), along with the relevant policies in the NPPF, Local Plan and Emsworth Neighbourhood Plan.  

Conclusion

NO OBJECTION subject to the following conditions to be placed on the listed building application – APP/25/00397 decision notice: 

NO OBJECTION subject to the following conditions: 

Condition 1

Notwithstanding the approved plans, the development hereby permitted shall not be commenced until detailed drawings of all new and replacement doors and windows, including roof light windows, have been submitted to, and approved in writing by the Local Planning Authority.  The details to comprise:-

1:20 elevation and plan; 1:5 section and full-size glazing bar detail.  

The position of the window / doors within the opening (depth of reveal) and method of fixing the glazing (putty or beading) 

The materials used, method of opening and finishes. 

The works shall be carried out in full accordance with such approval and be retained thereafter.
Reason - In order to safeguard the building's special architectural and historic interest.

Condition 2

Details of all new external materials to be submitted and agreed, including details of the proposed replacement staircase to the basement level and details of where any salvaged Victorian brickwork is to be reused.  

The works shall be carried out in full accordance with such approval and be retained thereafter.
Reason - In order to safeguard the building's special architectural and historic interest

Condition 3

Prior to installation, details of the position of the relocated electric meter to be provided, including colour and finish. The works shall be carried out in full accordance with such approval and be retained thereafter.
Reason - In order to safeguard the building's special architectural and historic interest

Officer Comment:

At the request of the agent the Conservation Officer has agreed to a change of the wording to Condition 1 above so it now reads:

1.	Notwithstanding the approved plans, no alterations to the existing windows / doors, nor the installation of any new windows / doors shall not be commenced until detailed drawings of all new and replacement doors and windows, including roof light windows, have been submitted to, and approved in writing by the Local Planning Authority.  The details to comprise:-

1.	1:20 elevation and plan; 1:5 section and full-size glazing bar detail. 
2.	The position of the window / doors within the opening (depth of reveal) and method of fixing the glazing (putty or beading)
3.	The materials used, method of opening and finishes.
The works shall be carried out in full accordance with such approval and be 
retained thereafter.
Reason - In order to safeguard the building's special architectural and historic  
interest.	
	
Ecologist
	
Thank you for consulting me on this application. The application is not accompanied by any ecological information. I have therefore carried out my own non-exhaustive desk-based assessment using the application documents, online sources and GIS mapping. The proposed works will entail features on the dwelling’s exterior that may be suitable for legally protected species such as roosting bats. For example, areas of damaged masonry and window frames may exhibit gaps and crevices 
suitable for bats species. Similarly, the barn structure to the rear appears to exhibit sections of brickwork, timer framing and wooden cladding that again may exhibit small gaps and crevices suitable for bats and nesting birds. 

I would recommend that the applicant provides an ecological assessment, to be provided by a qualified ecologist. The Chartered Institute of Ecology and Environmental Management (CIEEM) (www.cieem.net) holds a database of suitably qualified ecologists. An ecological assessment will determine whether there is any evidence of protected and notable species, and whether the proposed works are likely to result in impacts to those species. Unless the qualified ecologist can 
conclude that there is no reasonable likelihood of protected species being present (due to negligible potential) or that if present they are not to be impacted by the works, it is likely that further ecological survey work will be required prior to determination of any application. The results of any further surveys should be used to provide an assessment of the likely ecological impacts of the proposed works and to inform any mitigation, compensation and enhancement measures.

NPPF, Circular 06/2005 and Natural England Standing Advice, require that planning decisions are based on full, up-to-date ecological information and it is essential that all necessary survey, assessment and mitigation information is available to the Local Planning Authority prior to determination, particularly in the case of protected sites, habitats and species, which are a material planning consideration. This will enable the Local Planning Authority to determine the application on the basis of full knowledge about the potential ecological impacts of the proposal and to ensure that 
any impacts can and will be mitigated.	

Ecologist - Final Comments
	
The applications are accompanied by an Ecological Impact Assessment (Imprint Ecology, July 2025). Following an internal and external visual investigation, the buildings on site were assessed as offering low bat roosting potential and so a single evening emergence survey was carried out. No bats were observed roosting within the buildings, and it is concluded that roosting bats are not presently a constraint. The site overall is considered to be of limited ecological value, with little semi-natural vegetation and only minimal potential for supporting protected and notable species such as nesting birds, hedgehogs and common reptiles and amphibians.

A mitigation and enhancement strategy has been provided, detailing specific measures to avoid harm to various protected and notable species during development works and to provide enhancement features within the redeveloped site.  I would support these measures.

If you were minded to grant permission, I would recommend that all mitigation and enhancement measures are secured through condition of any consent.

Development shall proceed in accordance with the ecological enhancement measures within the Ecological Impact Assessment (Imprint Ecology, July 2025) unless otherwise agreed in writing by the Local Planning Authority. Reason: to provide ecological enhancement in accordance with the Environment Act 2021, NPPF, NERC Act 2006 and Policy CS 11 of the Havant Borough Core Strategy March 2011. 	

Emsworth Residents Forum	
No comments received	

Historic England	
Historic England provides advice when our engagement can add most value. In this 
case we are not offering advice. This should not be interpreted as comment on the 
merits of the application.

We suggest that you seek the views of your specialist conservation and archaeological advisers. You may also find it helpful to refer to our published advice at 
https://historicengland.org.uk/advice/find/
It is not necessary to consult us on this application again, unless there are material 
changes to the proposals. 	

6	Community Involvement 

	This application was publicised in accordance with the Council's Code of Practice for Publicity of Planning Applications approved at minute 207/6/92 (as amended), as a result of which the following publicity was undertaken:

	Number of neighbour notification letters sent: 14

	Number of site notices: 1.

	Statutory advertisement: 06/06/2025

	Number of representations received: 0 

7	Planning Considerations 

7.1	Having regard to the relevant policies of the development plan it is considered that the main issues arising from this application are:

(i)	Principle of development
(ii)	Impact on Heritage Assets
(ii)	Appropriateness of design and impact on the character of the area
(iii)	Effect on neighbouring properties
(iv)	Biodiversity Net Gain (BNG)

	(i)	Principle of development 

7.2	The application site is located within the defined urban area; therefore development is considered acceptable in principle subject to development management criteria.

(iii)	Impact on Heritage Assets

7.3	Policy CS11 of the Core Strategy states that planning permission will be granted for 
development that: “Protects and where appropriate enhances the borough’s statutory and non-statutory heritage designations by appropriately managing development in or adjacent to conservation areas, listed buildings, scheduled ancient monuments, historic parks and gardens, archaeological sites, buildings of local historic or architectural interest”. 

7.4 	Policy CP16 states that “Planning permission will be granted for development that is designed to a high standard, which helps to create places where people want to live, work and relax.” 

7.5 	Policy DM20 of the Allocations Plan states that planning permission will be granted for development proposals that conserves and enhances the historic assets of Havant.

7.6	 Emsworth Neighbourhood Plan has been formally adopted by the Council. 

7.7	Policy H1 of the Neighbourhood Plan states, inter alia, that any new development or 
alteration that affects or has the potential to affect a heritage asset will be required to conserve or enhance the significance of the heritage asset. 

7.8	The significance of the Grade II Listed Building is set out in the listing details for the property, set out earlier in this report. The site is also within the Emsworth Conservation Area. Emsworth Conservation Area is significant because it comprises an old town located between two small creeks (adapted for mill ponds), with a medieval layout of streets and alleyways. It grew in importance from the 13th century and was especially prosperous in the 18th century as a port with fishing and trade. The Emsworth Conservation Area Appraisal states that Queen Street contains a fine collection of Georgian houses. 

7.9 	In terms of the impact of the proposals on the heritage assets, the conservation officer has provided comprehensive comments, and for brevity, will not be repeated but are set out within the consultation response set out above.

7.10 	In conclusion, the conservation officer considers that although the proposed works 
	would result in the loss of some historic fabric, mainly windows, which would result in a 
	low level of less than substantial harm. The overall scheme would bring the listed 
	building back into use (it’s currently vacant and in poor condition), including the removal 
	of the non-sympathetic rear extension and addressing issues with the curtilage listed 
	Building. Therefore, on balance, the proposed scheme is not considered to result in 
harm to the significance of the listed building, given the benefits outlined above. Materials and further details on finish of windows and related electricity meter will be secured by condition on the corresponding Listed Building Consent. There would be no harm to the significance of the Emsworth Conservation Area in accordance with in accordance with Section 66 and 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990 and Policies CS11, CS16 of the Havant Borough Local Plan (Core Strategy) 2011 and Policy DM20 of the Havant Borough Local Plan (Allocations). Policies ENP_H1, ENP_H2, ENP_D1 and ENP_D2 of the Emsworth Neighbourhood Plan Post Examination Version 2020.

	(iii) Appropriateness of design and impact on the character of the National Landscape

7.11	The application site is within the Chichester Harbour National Landscape (formerly known as Area of Outstanding Natural Beauty). Chichester Harbour Conservancy have raised no objection subject to conditions. It is noted that there is some duplication with the details sought by the Council’s Conservation Area and the relevant conditions are appended to the corresponding listed building consent, for example submission of window details, materials and details of the relocation of the electric meter. It is therefore considered unreasonable to repeat these conditions on this planning permission as the Listed Building Consent provides adequate control and would ensure that the 

7.12	The proposed rear extension would be subservient to the host dwelling and would not be readily visible within the streetscene, it would have an acceptable design and appearance that would be in keeping with the host dwelling. The proposed gates would be set back within the site and therefore wouldn’t appear unduly prominent. The proposed greenhouse would be located in the rear garden and therefore would not be visible in the steetscene, it would have an acceptable scale and appearance. 

7.13	The design and appearance of the proposals are deemed appropriate in context to the main building and would not result in material harm to the character of the streetscene. The proposal would conserve the special characteristics of the National Landscape (AONB), it would accord with the Chichester Harbour AONB Supplementary Planning Document (SPD) and the Chichester Harbour Management Plan 2024-2025. The proposal would accord with Policies CS11, CS12 and CS16 of the HBLP (Core Strategy) and ENP_D1 and ENP_H1 of the Emsworth Neighbourhood Plan. Furthermore, it would accord with the requirements of the NPPF.

	(iv) Effect on neighbouring properties 

7.14 	The properties with the potential to be impacted by the proposal are Nos. 19 & 23 Queen Street. Due to the nature of the proposed works, the proposals are not considered to have any further impact than what is already is existing and it is considered that the proposals would not appear overbearing or lead to a loss of light, outlook or privacy and would have limited and acceptable impact on the properties immediately adjacent to the application site and the properties opposite or to the rear, meeting the requirements of Policy CS16 of the HBLP (Core Strategy) and ENP_D1 of the Emsworth Neighbourhood Plan.  It is noted no letters of objection were received with respect to the scheme.

	(iv)	Impact on ecology and Biodiversity Net Gain (BNG)

7.15	The Council's Ecologist commented on the application raising no objection subject to a condition for the development to be in accordance with the Ecological Impact Assessment. A condition to this effect would be added to the decision if permission is forthcoming. 

7.16	As this is a householder application it is exempt from Biodiversity Net Gain requirements.

8	Conclusion 

8.1	The scale, siting and design of the proposals would have an acceptable appearance and would not result in material harm to the appearance of the host dwelling or character of the wider area. There would be no harm to the significance of the listed building or the conservation area. There would be no material harm to neighbouring properties nor ecology, and is therefore considered to be appropriate and recommended for approval.

9	RECOMMENDATION:

That the Development Manager be authorised to GRANT PERMISSION for application APP/25/00396 subject to the following conditions:

1	The development must be begun not later than three years beginning with the date of this permission.
Reason: To comply with the requirements of Section 91 of the Town and Country Planning Act 1990 as amended by Section 51 of the Planning and Compulsory Purchase Act 2004.	
		
2	The development hereby permitted shall be carried out in accordance with the following approved plans:

Design Access and Heritage Statement - Received 14 May 2025
Ecological Impact Assessment - Received 29 July 2025
Proposed Site Plan - Drawing No. 24130 - 005 - Received 14 May 2025 
Proposed Basement Plan - Drawing No. 24130 - 006 - Received 14 May 2025 
Proposed Ground Floor Plan - Drawing No. 24130 - 007 - Received 14 May 2025 
Proposed First Floor Plan - Drawing No. 24130 - 008 - Received 14 May 2025 
Proposed Roof Plan - Drawing No. 24130 - 009 - Received 14 May 2025 
Proposed Elevations and Sections - House - Drawing No. 24130 - 010 - Received 14 May 2025 
Proposed Elevations and Sections - Garage - Drawing No. 24130 - 011 - Received 14 May 2025 

Reason: - To ensure provision of a satisfactory development.	

		
3	Development shall proceed in accordance with the ecological enhancement measures within the Ecological Impact Assessment (Imprint Ecology, July 2025) unless otherwise agreed in writing by the Local Planning Authority. 
Reason: To provide ecological protection in accordance with the Environment Act 2021, Conservation Regulations 2017, Wildlife & Countryside Act 1981, National Planning Policy Framework, Natural Environment and Rural Communities Act 2006 and Policy CS11 of the Havant Borough Core Strategy March 2011. 	

Informative:

In accordance with paragraphs 39-51 of the NPPF Havant Borough Council (HBC) takes a positive and proactive approach and works with applicants/agents on development proposals in a manner focused on solutions by:

1.	Offering a pre-application advice service, and

2.	Updating you of any issues that may arise in the processing of your application and where possible suggesting solutions, and,
In this instance:  
-	You sought and were provided with pre-application advice,
-	You were updated about issues after the initial site visit,
-	Your application was acceptable following receipt of amended and additional information and plans, and no further assistance was required.