25 Wote Street, Basingstoke, Hampshire, RG21 7NE

Main issues, as the Inspector framed them

• The effect of the proposal on the character and appearance of the surrounding area, including the Basingstoke Town Conservation Area (BTCA) and the setting to Haymarket Theatre and 12 Wote Street which are both Grade II listed
• Whether satisfactory living conditions would be provided for the occupiers of proposed flats 1 & 2 with regard to outlook, privacy and light
• Whether satisfactory living conditions would be provided for the occupiers of all of the proposed flats with regard to noise and disturbance

What decided it

The less than substantial harm to the significance of the Basingstoke Town Conservation Area, combined with unacceptable living conditions for future occupiers due to outlook, privacy, daylight and noise impacts, could not be outweighed by the modest housing contribution and economic benefits, particularly given the heritage protection policies engaged by paragraph 11(d)(i) of the Framework.

The substantial weight given to harm to the conservation area character and appearance and to poor living conditions for occupiers significantly and demonstrably outweighed the moderate weight given to housing supply contribution and town centre location benefits, and the small weight given to long-term economic benefits, such that the adverse impacts outweighed the public benefits.