Flood defence wall and footpath at Royal Oak, Havant

“The four application sites are located in Langstone village, fronting onto Chichester Harbour. The area is characterised by a close relationship between historic buildings, the coastal environment and a continuous coastal footpath running along the harbours edge.”

“The Royal Oak Public House - a historic public house fronting directly on the existing harbour-side footpath.”

“APP/15/0003 - Installation of decking and other alterations to beer garden at rear of The Royal Oak public house, including removal of existing bin store and provision of new bin store; installation of ramp; and installation of planters.”

“Whilst this is not planning history as such, it is useful for the context of the applications to refer to the most recent flooding which caused widespread damage in Langstone village. Storm Kathleen, which occurred in April 2024, contributed to a significant coastal flooding, when a combination of strong onshore winds, storm surge and an exceptionally high spring tide resulted in water overtopping defences along the harbour frontage.”

“When the public benefits set out above in para 7.5, are weighed against the low level of less than substantial harm to the setting of the building, it is considered that that the benefits outweigh the harm and provide clear and convincing justification for granting consent.”

“As set out above in Section 7, for each application, when the public benefits set out in para 7.5, are weighed against the low level of less than substantial harm to the setting of the buildings, it is considered that that the benefits outweigh the harm and provide clear and convincing justification for granting consent. The proposal is therefore considered to be in accordance with the relevant parts of the NPPF, namely paras 213 and 215 of Chapter 16.”

“The Conservation Officer advises that the proposals would result in a low level of less than substantial harm to the significance of the Grade II listed Royal Oak Public House. The harm arises from the introduction of a new flood defence wall along the harbour-side footpath, which would alter the currently open and informal character of the curtilage and affect the way the public house and its garden entrance are experienced in relation to the harbour.”

“However, the proposals would not result in the loss of historic building fabric, would not affect the principal elevation of the listed building, and the building’s architectural interest, legibility and continued historic function as a waterfront public house would be retained. It is proposed that the existing stone flag path would be reinstalled following the works.”

“The comments made by Historic England are agreed with in that the proposed walls will appear uniform and urbanised. • The cladding of the sea wall in front of the Royal Oak and neighbouring properties, uses a variety of sizes and shapes of natural stones / rock.”

“A condition has been recommended by the Council’s Conservation Officer that notwithstanding the details shown on the plans, further details and confirmation of all new materials to be used on the scheme, are to be provided and agreed prior to the commencement of development. Therefore, it can be ensured that the most appropriate materials in terms of the sensitive historic context can be implemented.”

“That the Interim Head of Planning be authorised to GRANT LISTED BUILDING CONSENT for application APP/25/00182, subject to the conditions set out below (subject to such changes and/or additions that the Interim Head of Planning, in consultation with the Chairman of Planning Committee, considers necessary to impose prior to the issuing of the decision), and having regard to the statutory duty under Section 16 of the Planning (Listed Buildings and Conservation Areas) Act 1990.”

“Notwithstanding the approved drawings, no works affecting the existing stone-flag footpath forming part of the curtilage of the Royal Oak Public House shall commence until full details of the lifting, storage, protection and reinstatement of the flagstones have been submitted to and approved in writing by the Local Planning Authority.”

“Where any existing stone-flag paving forming part of the curtilage of the Royal Oak Public House is demonstrated, to the satisfaction of the Local Planning Authority, to be incapable of reinstatement, no replacement materials shall be installed until details of the proposed replacement stone have been submitted to and approved in writing by the Local Planning Authority.”