Waterfront commercial units at Former Bus Station, South Street, Gosport

What was proposed

Two buildings would provide commercial units, a ferry ticket office, public conveniences, roof terraces, landscaping, cycle parking and servicing arrangements.

“Planning permission is sought for the construction of two separate buildings wrapping around the northern and western sides of the public open space to be created as part of planning permission 25/00063/GR3. The smaller of the two buildings would be located to the north of the site in the approximate position of the existing Gosport Ferry ticket office, but with a larger footprint of approximately 25m by 16m.”

“The two buildings would be separated in their north-west corner by a 9m walkway allowing passage from the waterfront, through the new park and connecting to the High Street via the existing pedestrian crossing on Mumby Road. Areas of hardstanding would be provided to the park facing elevations for pedestrian movement and outdoor seating (5.5-6.5m) with further seating to the west.”

Officer report

The site and surroundings

The proposal covered the western part of the former bus station beside the harbour, new transport interchange, public open space and High Street connections.

“Planning permission was granted in May 2025 (ref.25/00063/GR3) for the change of use of the eastern part of the former bus station site to public open space with associated landscaping works following the demolition process (Phase 1).”

“To the north of the site beyond the access route is the new transport interchange and an area of formal public open space known as Falkland Gardens. The Esplanade, running east-west, bounds the site to the south separating it from a large 17-storey block of flats (Harbour Tower). A promenade extends from Falkland Gardens along the waterfront towards Harbour Tower with Portsmouth Harbour immediately beyond.”

Officer report

Earlier permissions

Permission had been granted for bus station demolition and for public open space on the eastern part of the former site.

“25/00063/GR3 - Change of use to public open space with associated landscaping works - Permitted 01.05.2025;”

“24/00278/DEMO - GPDO Part 11 Notification - Demolition of Bus Station - Prior Approval Granted 11.09.2024;”

Officer report

Consultation responses

Most consultees raised no objection, while conditions were requested for contamination, ecology, lighting, drainage, flooding, servicing and security.

“HCC Ecology No objection: - A planning condition is required to secure Biodiversity Net Gain and a new metric following changes to landscaping proposals; - While unable to adopt the submitted shadow Habitats Regulations Assessment (HRA), sufficient information has been provided to demonstrate that any potential impacts can be mitigated through a Construction Environmental Management Plan; - A planning condition requiring a sensitive lighting scheme required; - An informative…”

“Southern Water No objection: There is currently adequate capacity in the local foul sewerage network to accommodate the development. No surface water flows (existing or proposed) can be accommodated within the existing foul sewerage system unless agreed by the LLFA. The site is located within a flood zone and the proposed drainage system must be designed to prevent the ingress of flood water into the sewerage network. Planning conditions are requested.”

Officer report

Who spoke

A planning consultant spoke for the applicant, describing the scheme as regenerative, policy-compliant, accessible and capable of supporting the area’s vitality.

What members debated

Members discussed outdoor furniture and closing times, then agreed that premises should be vacated at midnight Monday to Saturday and 23:00 on Sundays.

“Clarification was also sought around the time the premises needed to be vacated, as it was felt that 2300 would mean the venues would need to close at 22:30. The hours of the license would also need to be considered as the license for the site was agreed as being until 23:30.”

“Members agreed that the vacation of the premises should be later and it was proposed and agreed that the time be amended to 2400 Monday to Saturday, and 23:00 on a Sunday.”

Minutes

The committee decision

The application was approved subject to the reported conditions, amended drawings, updated tree information and revised closing hours.

“Recommended Condition 2 has been updated to reference the following amended drawings:”

“An updated Arboricultural Report has been provided to reference the retained trees to the north-west corner of the site between the two proposed buildings (Trees T27, T28, T29). The report also includes an updated Tree Protection Plan (Appendix 4). No further tree felling is proposed within the application red line from that previous reported within the Regulatory Board report.”

Minutes