Eastgate House 80 Eastgate Street Winchester Hampshire SO23 8DZ Data via plota.co.uk

25/01365/LIS - Listed Building Approved
Listed buildings

Proposal

(AMENDED PLANS) Refurbishment and Change of Use Application for a Grade II Listed Office Building (currently vacant) with Office Use retained to the Ground Floor and 2no. Residential Units created to the Upper Floors (2no. 2 bed apartments) Data via plota.co.uk

Track application Save this application and get an email when its status or decision changes. Alerts nearby Get email alerts for new planning applications near this address.
View original council record ↗Last checked

Application progress

✓
Received
7 Jul 2025
✓
Approved
20 Oct 2025
✗
Appeal dismissed
27 May 2026

Approved on 20 Oct 2025 · Delegated Decision · Last checked 16 Oct 2026

Documents 37

Decision & officer reports 2

PDF OFFICER REPORT Officers Report · 21 Oct 2025 View ↗ PDF Decision Notice Decision Notice · 20 Oct 2025 View ↗

Statements & assessments 4

PDF DRAINAGE STRATEGY AS EXISTING AND PROPOSED Revised Drawing · 5 Sept 2025 View ↗ PDF DRAINAGE STRATEGY AS EXISTING AND PROPOSED Drawing · 16 Jul 2025 View ↗ PDF DESIGN, ACCESS AND HERITAGE STATEMENT Background Papers · 7 Jul 2025 View ↗ PDF BIODIVERSITY SURVEY AND REPORT Background Papers · 7 Jul 2025 View ↗

Plans & drawings 20

PDF REINSTATED CORNER DOORWAY AS PROPOSED Revised Drawing · 5 Sept 2025 View ↗ PDF GROUND FLOOR PLANS AS EXISTING AND PROPOSED Revised Drawing · 5 Sept 2025 View ↗ PDF SIDE ELEVATIONS AS EXISTING AND PROPOSED Revised Drawing · 5 Sept 2025 View ↗ PDF SECOND FLOOR PLANS AS EXISTING AND PROPOSED Revised Drawing · 5 Sept 2025 View ↗ PDF FRONT ELEVATIONS AS EXISTING AND PROPOSED Revised Drawing · 5 Sept 2025 View ↗ PDF SITE AND LOCATION PLAN AS EXISTING Revised Drawing · 16 Jul 2025 View ↗ PDF GROUND FLOOR PLANS AS EXISTING AND PROPOSED Revised Drawing · 16 Jul 2025 View ↗ PDF FIRST FLOOR PLANS AS EXISTING AND PROPOSED Revised Drawing · 16 Jul 2025 View ↗ PDF SECOND FLOOR PLANS AS EXISTING AND PROPOSED Revised Drawing · 16 Jul 2025 View ↗ PDF FRONT ELEVATIONS AS EXISTING AND PROPOSED Revised Drawing · 16 Jul 2025 View ↗ PDF SIDE ELEVATIONS AS EXISTING AND PROPOSED Revised Drawing · 16 Jul 2025 View ↗ PDF REAR ELEVATIONS AS EXISTING AND PROPOSED Revised Drawing · 16 Jul 2025 View ↗ PDF THE LOCATION PLAN Drawing · 7 Jul 2025 View ↗ PDF 25EH/3/1/SITE/11 REVISION 01 SITE AND LOCATION PLAN AS EXISTING Superseded Drawing · 7 Jul 2025 View ↗ PDF 25EH/3/2/GA/21 REVISION 01 GROUND FLOOR PLANS AS EXISTING AND PROPOSED Superseded Drawing · 7 Jul 2025 View ↗ PDF 25EH/3/2/GA/22 REVISION 01 FIRST FLOOR PLANS AS EXISTING AND PROPOSED Superseded Drawing · 7 Jul 2025 View ↗ PDF 25EH/3/2/GA/23 REVISION 01 SECOND FLOOR PLANS AS EXISTING AND PROPOSED Superseded Drawing · 7 Jul 2025 View ↗ PDF 25EH/3/3/GA/31 REVISION 01 FRONT ELEVATIONS AS EXISTING AND PROPOSED Superseded Drawing · 7 Jul 2025 View ↗ PDF 25EH/3/3/GA/32 REVISION 01 SIDE ELEVATIONS AS EXISTING AND PROPOSED Superseded Drawing · 7 Jul 2025 View ↗ PDF 25EH/3/3/GA/33 REVISION 01 REAR ELEVATIONS AS EXISTING AND PROPOSED Superseded Drawing · 7 Jul 2025 View ↗

Application forms 1

PDF APPLICATION FORM - WITHOUT PERSONAL DATA Application Form · 7 Jul 2025 View ↗

Consultation & comments 9

PDF WCC WCC HISTORIC ENVIRONMENT Consultee Comment · 29 Sept 2025 View ↗
PDF Supporter’s name hidden Show Public Comment · 24 Sept 2025 View ↗
PDF THE GEORGIAN GROUP COMMENTS Consultee Comment · 22 Sept 2025 View ↗ PDF HISTORIC BUILDINGS AND PLACES COMMENTS Consultee Comment · 19 Sept 2025 View ↗ PDF EXISTING WINDOWS AND DOORS CONDITION AND COMMENTARY Background Papers · 5 Sept 2025 View ↗
PDF Objector’s name hidden Show Public Comment · 30 Jul 2025 View ↗
PDF WCC WCC HISTORIC ENVIRONMENT Consultee Comment · 25 Jul 2025 View ↗ PDF THE GEORGIAN GROUP- CONSULTATION RESPONSE Consultee Comment · 23 Jul 2025 View ↗ PDF HISTORIC BUILDINGS AND PLACES COMMENTS Consultee Comment · 23 Jul 2025 View ↗

Other documents 1

PDF PHOTOGRAPHS AND PHOTOMONTAGES Background Papers · 7 Jul 2025 View ↗

All documents on the council site ↗

Associated applications 7

Site constraints 14

Grade II listed: Eastgate House
List entry 1380148 · 1 m away · 31 more listed buildings within 150 m (3 Grade I, 4 Grade II*, 24 Grade II)
Listed building consent is needed for work that affects the special interest of a listed building, inside or out, on top of planning permission. Setting can be a consideration for buildings nearby; there is no fixed radius.
Show the other 31 with distances
Historic England ↗
Nutrient neutrality catchment: Solent: Includes Chichester and Langstone Harbours SPA/Ramsar, Solent and Southampton Water SPA/Ramsar, Solent Maritime SAC, Portsmouth Harbour SPA/Ramsar
New homes and overnight accommodation must show nutrient neutrality before approval.
Natural England advice: extra wastewater in these catchments harms protected habitats, so schemes must offset their nutrient load, usually through credits.
Winchester conservation area
Demolition needs planning permission and permitted development is restricted.
The council must give weight to preserving or enhancing the area's character and appearance. Not every council has published its boundaries as open data.
In flood zones plus climate change
Inside the extent flood zones 2 and 3 could reach with climate change: the Central allowance for the 2080s on rivers, the Upper End allowance for sea level rise to 2125. From rivers. Defences are not counted.
The Environment Agency flood map for planning. Councils use it to decide when a flood risk assessment and the sequential test are needed. It is indicative and does not show whether a particular property will flood.
Flood map ↗
Special area of conservation 30 m away: River Itchen
Work nearby can need a habitats assessment.
Harm to a protected site is only accepted where there is no alternative and an overriding public interest.
Scheduled monument 31 m away: City Bridge at the junction of High Street and Bridge Street
Its setting is a consideration for work nearby.
Nationally important archaeology protected by the Secretary of State. Work that affects the monument or its setting is rarely permitted.
Historic England ↗
Air quality management area: Winchester Town Centre AQMA
The council has declared the area as failing an air quality objective.
Schemes that add traffic, parking or combustion plant are assessed against the area's action plan and may need an air quality assessment.
Council record ↗
SSSI 30 m away: Alresford Pond SSSI
Natural England may need consulting, depending on what is proposed.
Sites of special scientific interest are the best wildlife and geological sites in the country. Development likely to harm one is rarely permitted.
Habitat network: Network Enhancement Zone 2
Where habitat is joined up enough to work as a network. Context, not a constraint on its own.
National infrastructure project 1016 m away: M3 Junction 9 Improvement
The site is 1016 m from the project boundary. Highway, decided. The project page says whether consent was granted.
Nationally significant infrastructure projects (power stations, electricity lines, pipelines, major roads and railways, harbours, airports and reservoirs) are consented by a Secretary of State under the Planning Act 2008, after an examination by the Planning Inspectorate, rather than by the council. The boundary is the one the Inspectorate consults on and can change as the scheme does. Projects are shown within 2 km of the site.
Planning Inspectorate project page ↗
Also on the record
National park 358 m away: South Downs; Flood defence 30 m away (natural high ground, designed for a 1 in 20 year flood); Inside the Winchester built-up area; Priority habitat 30 m away: Lowland fens.
Not affected
Outside flood zones 2 and 3 · Not green belt

Checked on 15 October 2026. Historic England, the Environment Agency, Natural England, the Planning Inspectorate and council datasets, Open Government Licence. A boundary can run through a site and the council holds the definitive record: confirm with the council before relying on this.

Sales history 2

Last sold for £700,000 in August 2025. Other property, freehold.

18 August 2025£700,000Recorded as a transfer outside a standard sale
13 November 2018£800,000Recorded as a transfer outside a standard sale

Sale prices from HM Land Registry's price paid record, matched to this application by its address.

Building

Floor area106 m² (1,141 sq ft)
Energy ratingD (asset rating 83)
UseOffices and Workshop Businesses
HeatingHeating and Natural Ventilation

From the energy performance certificate lodged in August 2026, the latest held for this property. The building may have changed since. View the certificate

Work with planning data?

Every application in Winchester - and every UK council - as a live feed, an API, or a bulk CSV export.

About Plota's data service

Nearby new applications

23 Oct 2026Pending

Winchester Cathedral The Close Winchester Hampshire SO23 9LS

Discharge of condition 2 (Final Event Management Plan) of application 22/01103/F...

26/02213/DIC
23 Oct 2026Pending

Winchester Cathedral Grounds (South) The Close Winchester Hampshire

G1 Goat Willow G2 Holly, Hazel & Sycamore Prune branch foliage currently encroac...

26/02214/TPC
22 Oct 2026Pending

Trelawny Blue Ball Hill Winchester Hampshire SO23 0AF

T1 Sycamore - Reduce over extended limb towards property by 3m to limit overhang...

26/02206/TPC
13 Oct 2026Approved

Winchester College Kingsgate Street Winchester Hampshire SO23 9PF

Discharge of Condition(s) 4 (Archaeological Written Scheme of Investigation) for...

26/02111/DIC
9 Oct 2026Pending

Winchester Royal Hotel 21 - 22 St Peter Street Winchester Hampshire SO23 8BS

Replacement of the cart-lodge bressummer and associated structural repairs; repa...

26/02093/LIS
5 Oct 2026Pending

4 The Close Winchester Hampshire SO23 9LS

Discharge of Condition 5 (Method Statement) of planning permission 25/02553/LIS

26/02051/DIC

Important details

Council
Winchester
Application type
Listed Building
Postcode
SO23 8DZ
Received
7 Jul 2025
Validated
7 Jul 2025
Ward
ST MICHAEL WARD
Parish
Winchester Town
Case officer
Show
Target decision
1 Sept 2025
Decision
Application Permitted
Decision date
20 Oct 2025
Decision level
Delegated Decision
Appeal
Dismissed · 27 May 2026 · Written Representations · Inspectorate case 6002858 ↗
Applicant
Show
Agent
studio o architects
Freehold owner
Show

How this decision compares

Decided in 105 days from validation, 40 days slower than Winchester's median of 65 for listed building works. Approved, as 98% of listed building works here are.

40%decided within 8 weeks
98%approved
97decided in the last year

Plota live figures for listed building works decided by Winchester in the last twelve months, from validation. Winchester decision record →

Consultation & key dates

Alt. reference
PP-14147506
Planning Portal ref
PP-14147506
Statutory expiry
1 Sept 2025
Env. assessment
No

Historical activity at this location

37 previous applications on record - archival context, not part of the live application.

This property

Previous applications at this address

2025 Approved
Variation of condition 2 of application 25/01365/LIS to amend the drawings to allow for t…
25/02636/VAR
2025 Approved
Variation of condition 2 of application 25/01365/LIS to amend the drawings to allow for t…
25/02636/VAR
2025 Approved
Discharge of condition 6 of application 25/01365/LIS (Services plans and elevation, speci…
25/02198/DIC
2025 Decided
Partial agreement of condition 4 of 25/01365/LIS for (b) new insultation and interior fin…
25/02318/DIC
2025 Approved
Discharge of condition 6 of application 25/01365/LIS (Services plans and elevation, speci…
25/02198/DIC
2025 Decided
Partial agreement of condition 4 of 25/01365/LIS for (b) new insultation and interior fin…
25/02318/DIC
2025 Approved
Discharge of condition 5 (window and door details) of 25/01365/LIS.
25/02297/DIC
2025 Approved
Discharge of condition 5 (window and door details) of 25/01365/LIS.
25/02297/DIC
2025 Approved
(AMENDED PLANS) Refurbishment and Change of Use Application for a Grade II Listed Office…
25/01382/FUL
2025 Approved
(AMENDED PLANS) Refurbishment and Change of Use Application for a Grade II Listed Office…
25/01382/FUL
2021 Approved
Air conditioning unit installed internally 2nd floor; vents to external rear.
21/00561/LIS
2021 Approved
Air conditioning unit installed internally 2nd floor; vents to external rear.
21/01387/FUL
Within ~100m

Nearby activity

2025 Refused
21 Eastgate Street Winchester Hampshire SO23 8EB
Replacement of existing door with like for like hardwood door
25/01444/LIS
2025 Refused
21 Eastgate Street Winchester Hampshire SO23 8EB
Replacement of existing door with like for like hardwood door
25/01444/LIS
2025 Approved
21 Eastgate Street Winchester Hampshire SO23 8EB
Replacement of 4 x windows on the rear of the property due to existing windows being rott…
25/00545/LIS
2025 Approved
21 Eastgate Street Winchester Hampshire SO23 8EB
Replacement of 4 x windows on the rear of the property due to existing windows being rott…
25/00545/LIS
2025 Approved
26 Eastgate Street Winchester Hampshire SO23 8EB
T1 - Palm - Remove at ground level.
25/00564/TPC
2025 Approved
26 Eastgate Street Winchester Hampshire SO23 8EB
T1 - Palm - Remove at ground level.
25/00564/TPC
2025 Withdrawn
21 Eastgate Street Winchester Hampshire SO23 8EB
Replacement of 4 x windows on the rear of the property due to existing windows being rott…
25/00544/HOU
2025 Withdrawn
21 Eastgate Street Winchester Hampshire SO23 8EB
Replacement of 4 x windows on the rear of the property due to existing windows being rott…
25/00544/HOU
2025 Refused
14 Eastgate Street Winchester Hampshire SO23 8EB
Basement alterations include re-instate access to the basement which has been closed off…
25/00079/LIS
2025 Refused
14 Eastgate Street Winchester Hampshire SO23 8EB
Basement alterations include re-instate access to the basement which has been closed off…
25/00079/LIS
2024 Approved
3 Itchen Court Eastgate Street Winchester Hampshire SO23 8RE
Demolishing the existing conservatory and adding a two storey extension
24/01351/HOU
2023 Approved
The Blue House 67 Eastgate Street Winchester Hampshire SO23 8DZ
Tree at the rear of the garden of 67 Eastgate St: Snake bark Maple Work required: Crown r…
23/02775/TPC
2023 Approved
The Blue House 67 Eastgate Street Winchester Hampshire SO23 8DZ
Tree at the rear of the garden of 67 Eastgate St: Snake bark Maple Work required: Crown r…
23/02775/TPC
2023 Approved
68 Eastgate Street Winchester Hampshire SO23 8DZ
Alterations to rear store building
23/01410/HOU
2023 Approved
68 Eastgate Street Winchester Hampshire SO23 8DZ
Alterations to rear store building
23/01410/HOU
2023 Withdrawn
14 Eastgate Street Winchester Hampshire SO23 8EB
Regain access to the basement which has been closed off and bricked up Install an en-suit…
23/00085/HOU
2023 Withdrawn
14 Eastgate Street Winchester Hampshire SO23 8EB
Regain access to the basement which has been closed off and bricked up. Install an en-sui…
23/00086/LIS
2023 Withdrawn
14 Eastgate Street Winchester Hampshire SO23 8EB
Regain access to the basement which has been closed off and bricked up Install an en-suit…
23/00085/HOU
2023 Withdrawn
14 Eastgate Street Winchester Hampshire SO23 8EB
Regain access to the basement which has been closed off and bricked up. Install an en-sui…
23/00086/LIS
2022 Approved
The Medical Centre Friarsgate Winchester Hampshire
(AMENDED DESCRIPTION; AMENDED PLANS AND DOCUMENTS) Demolition of the derelict Friarsgate…
22/01882/FUL
2016 Approved
9 Eastgate Street Winchester SO23 8EB
2 no. new basement windows and 1 no. new lightwell to front of basement. New partition wa…
16/01668/LIS
2016 Approved
9 Eastgate Street Winchester SO23 8EB
2 no. new basement windows and 1 no. new lightwell to front of basement. New partition wa…
16/01667/FUL
2016 Approved
9 Eastgate Street Winchester Hampshire SO23 8EB
Internal works to ground and first floor.
16/00776/LIS
2016 Approved
23 Eastgate Street Winchester Hampshire SO23 8EB
1 No. Laurel tree in rear garden to be reduced in height and width by 1m, crown reduction…
16/01104/TPC
2016 Approved
8 Eastgate Street Winchester Hampshire SO23 8EB
1 no. Sallow to fell (T1)
16/00702/TPC
Winchester
Planning Authority Score
4.5/10
Below average
#177 of 296 councils
Relevant to this application:
Change of use

Winchester is slower than most councils at deciding householder applications, ranking #213 out of 296. 50% of applications have the time limit extended, above the 41% national average. Householder applications are slightly more likely to be approved here (97%) than the national average (90%).

Slower than most councils
for householder decisions
These figures are council-wide context, not a prediction for this application. View full council performance
Winchester decision statistics
Based on MHCLG data, the year to March 2026
93%
Overall approval rate
Above avg (87%) #72 of 296
97%
Householder approved
Above avg (90%) #47 of 296
55%
Decided in 8 weeks
Below avg (63%) #213 of 296
50%
Extended time limit
Above avg (41%) #230 of 296
70%
Minor dwellings approved
63 decided (1-9 homes)
92%
Major dwellings approved
12 decided (10+ homes)
88%
Change of use approved
32 decided
918
Total decisions
60 refused in the year to March 2026
Source: MHCLG planning statistics · See full council rankings

Sale prices: Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0.

Freehold boundary: © Crown copyright and database rights 2026, HM Land Registry. Polygons © Crown copyright and database rights 2026 Ordnance Survey 100026316. Conditions of use

Energy performance: Energy performance certificates from the Energy Performance of Buildings Register, Ministry of Housing, Communities and Local Government. Contains public sector information licensed under the Open Government Licence v3.0. © Crown copyright 2026.

Freehold owner: Information produced by HM Land Registry. © Crown copyright 2026. Source: HM Land Registry, UK and overseas companies that own property in England and Wales, September 2026 release.