First-floor extension with balcony at Hincheslea House, Hincheslea, Brockenhurst

What was proposed

The application sought a first-floor extension with a balcony, external staircase, and alterations to doors and windows.

“Proposal: First floor extension to include balcony and external staircase; alterations to doors and windows (AMENDED DESCRIPTION AND PLANS)”

Officer report

The site and building

The former Coach House or Stables is within a large parkland site near the Open Forest and borders several ecological designations.

“Hincheslea House site comprises a large site near to the Open Forest, accessed from the south side of Burley Road by a long drive across parkland landscape. A large two storey dwelling of Georgian ‘country house’ character stood on the site until it was demolished in the late 1970s following a fire. It was replaced by a smaller 'log cabin' style dwelling, which was also extensively fire damaged, in the early 1990s.”

“Old brick outbuildings associated with the former country house have remained on site, situated within the curtilage to the south of the dwelling.”

Officer report

Planning history

Earlier applications included permissions for alterations, outbuildings, a replacement dwelling and other development, alongside several refusals and dismissed appeals.

“Extensions and alterations to outbuildings to form car port, garage and office/wc (07/91878) granted on 14 September 2007”

“Replacement dwelling (07/91193) granted on 02 April 2007”

Officer report

Heritage and ecology

The proposal raised concerns about harm to the building’s historic character and bat roosts requiring a European Protected Species licence.

“The Authority's Building Design and Conservation Officer has been consulted and is unable to support the proposals. Whilst amendments have been made following the initial objection which have addressed some matters, the balcony is of a considerable size projecting five metres forward of the building line. This overly excessive balcony is considered to erode the historic character and appearance of the building.”

“An ecological survey has been undertaken identifying the presence of bat roosts within the building and that a European Protected Species licence will be required for any works within the building, noted as the Stables within the Ecological Assessment, due to the temporary impact/loss of roost and potential direct impacts to a long-eared roost. The Authority must therefore be satisfied that the three tests for obtaining such a licence would be met.”

Officer report

Who spoke

The agent took part as a public participant.

The committee vote

Members refused planning consent by six votes to none, with one abstention.

“24/00414/FULL Details Hincheslea House, Hincheslea, Brockenhurst SO42 7UP - First floor extension to include balcony and external staircase; alterations to doors and windows (AMENDED DESCRIPTION AND PLANS) [the agent] (Agent) Decision Planning consent refused Reasons…”

“The proposed development, by virtue of its scale, siting and design would not be in keeping with or appropriate to the existing building and its setting. The proposal would cause less than substantial harm to the significance of a non-designated heritage asset and it would fail to be appropriate or sympathetic to its setting within a historic parkland. It has not been sufficiently demonstrated that the harm has been outweighed by public benefit.”

Minutes