Neighbourhood Plan : East Bassett RA
Part 1 : Character of the area
A large Common to the south is a highly prized facility for recreation, venue for special events and
area of special scientific interest. Easily accessed to the west is the City’s Sports Centre with an
extensive range of sporting activities. The tree lined entry to the City along Bassett Avenue is
viewed by all residents as the essential character of Bassett requiring special protection such as laid
out in the Council’s 1982 Bassett Development Brief recently accepted as a material consideration
at a public hearing before a Planning Inspector. With large areas of open space within easy reach,
there is an enviable diversity of birdlife and other wildlife, including protected species such as bats,
badgers and stag beetles, which use the hedgerows and back gardens of the houses as corridors
between suburb and open country to the north and west of Bassett.
The M3 to London via Winchester is directly accessed from Bassett Avenue and the M27 to
Portsmouth and main south coast towns to the east and the New Forest to the west is within easy
reach via neighbouring Swaythling. Southampton airport, also within easy reach via Swaythling,
provides 40 destinations across Britain and Europe operated by a dozen airlines including Air
France and Flybe. Uni-Link bus services from the central interchange on the main University
campus give access to the City Centre, a popular shopping area in neighbouring Portswood,
Southampton General Hospital, the Central train station and the airport. Conversely, former
services, service routes and service frequency provided by First Bus across the area have seriously
declined over the years since the introduction of the Uni-Link service leaving some parts, especially
in the Flower Roads, poorly served.
A significant proportion of the East Bassett area has a similar character to that of the majority of
Bassett, with detached houses in a sylvan setting, but also a more diverse range of property types,
including a large number of flats; an area of Council housing; University of Southampton halls of
residence for c. 2000; the Cantell Mathematics and Computing College; a public library; a petrol
filling station and two churches. Apart from shopping outlets in Burgess Road (where there is a
preponderance of take-away food businesses), there is a small parade of shops in Copperfield Road
and the petrol station sells newspapers, sweets, snack foods and milk.
University halls and the Marine Centre of Excellence (formerly Boldrewood) occupy approximately
a fifth of the total area covered. The 1500 households within Ebra include some of the Flowers
Roads Estate (south east on the area map at Appendix 1) built as Council housing in the early
1930s. This is a part of one of 11 areas within the City of Southampton nationally identified as areas
of deprivation in 2001 with indicators of higher unemployment, higher number of teenage
pregnancies, lower educational attainment, lower levels of income, higher levels of child poverty.
Apart from 1 large block off Glen Eyre Road of specially built affordable flats in the Council Tax A
band, valuations in the remainder of the area range from flats and maisonettes in the B, C and D
bands, 3 bed-room family housing in D and E bands and larger homes in F and G bands on the
north and west of the area map.
The University of Southampton’s main Highfield campus lies to the south of the area with large
halls of residence in the Glen Eyre Road complex. Greatly expanded over the years, their presence
imposes pressures on the neighbourhood through late-night/early morning movement between the
Students’Union nightclub on the main campus and halls of residence; on-street parking by students
leading to the gradual spread of resident parking schemes across the area, and the loss of family
housing, often to outside investors, for houses of multiple occupancy by students (see map at
Appendix 2).
These adverse impacts have made the expansion of the University a major concern for residents in
the area with the attendant problems of on-street parking and an unusually high need for street
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cleansing in some of the residential streets. With over 22,000 students in 2011, the University are
looking for further increases year on year. In addition to plans for purpose built student
accommodation outside of this area, the University is redeveloping the Glen Eyre Road
Chamberlain Hall to house over 400 (previously c.160) and its demolition is in progress. This
Association would welcome a commitment by the University that there will be no more expansion
of student housing within the Glen Eyre Road complex or elsewhere in the East Bassett area. To
provide a sustainable use, should student numbers fall in future years, it is proposed that surplus
halls be converted to affordable housing as one bed-room flats for young professional single
persons whose needs are currently being emphasised by local and national Government.
Bassett House, a mid-Victorian building owned by the University since the 1960s next door to
Chambelain Hall is also under threat of demolition and representations have been made by a group
of local residents for its retention. Although not listed, it is the sole survivor of many such villas
built by wealthy landowners when the extensive Bassett Wood was opening up. Bassett House, the
listed “Little Oaks” off the Memorial Roundabout, with the Bassett war memorial at the roundabout
are considered a significant grouping. This Association has made approaches to the University
Vice-Chancellor asking for it to be retained and propose making its survival part of the Bassett
Neighbourhood Plan.
Redevelopment of former Boldrewood site
Following approval by the City Council for a change of use from educational to office, this large
site at the junction of Bassett Avenue with Burgess Road is being redeveloped as a centre for
marine studies to provide a block for office accommodation for c.400 Lloyds Register staff and a
block for the University’s engineering faculty. Further buildings to be constructed on the north
border are a multi-storey car park for Lloyds Register’s use and a large towing tank with storage
and office facilities for experimental work. There is local concern, when the new buildings are in
use, about the impact on traffic movements in this sensitive location and how well the characteristic
greenway entry to the City will be preserved.
Employment
University staff, both presently employed and retired, make up a large proportion of the residents in
the more affluent parts of our area. Among the largest employers of other sections of the population
are: Fords car manufactory; the Council; retail; Southampton General Hospital and Southampton
Airport. The numbers self-employed as artisans or service providers could be significant. In the
interests of providing sustainable employment, this Association would welcome opportunities for
small business start-ups where suitable sites can be identified in empty commercial premises or by
the provision of small units on the scale of the modest North Baddesley industrial unit on Botley
Road in the Test Valley area.
Traffic Movement
Traffic movement in the area is largely affected by the presence of the University of Southampton’s
main campus which thousands of students and staff attend daily. The volume falls most noticeably
during vacation times.
Heaviest use
North-south access to the area is from Bassett Avenue, used by HGV car carriers accessing the
Eastern docks, reaches its full capacity at peak hours. Repeated serious congestion on this road
would threaten the commercial life of the City and there should be no further major developments
on Bassett Avenue following the erection of the Lloyds Register building at the junction with
Burgess Road. Glen Eyre Road is a bus route and a heavily used through road running between
Bassett Avenue and Burgess Road to access the University’s main Highfield campus. Bassett
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Crescent East is a rat run between Bassett Avenue and Burgess Road, largely used to avoid waiting
at the Bassett Crossroad traffic lights before turning left into Burgess Road. Concerns are raised by
Bassett Crescent East residents about the speed of vehicles turning left into the Crescent and it is
suggested that either the speed is restricted or signage used to emphasise that vehicles are travelling
through a residential area.
Parking
Parking by students and staff accessing the main University campus present problems of driveway
obstruction, access by service and emergency vehicles and blocked access to kerb sides for
cleaning. From the end of the 1990s, year on year, Resident Parking Schemes have expanded
across East Bassett. In spite of the University of Southampton’s Green Transport Policy it
continues to increase the number of car parking spaces on our southern border. It is urged that the
Council, with the collaboration of the University, seek sites for a park and ride service to reduce the
adverse impact this has on the health of our residents from intensive traffic flow and air pollution.
Traffic calming
Protective measures using restrictive build-outs and 20mph signs outside Cantell College have
proved successful in speed reduction. Residents on the Flowers Estate have repeatedly campaigned
for a 20mph limit outside the Bassett Green Primary School in Honeysuckle Road with no more
success than a promise of action in the future. It is urged that the 20mph limit should be installed.
Houses of Multiple Occupancy
The parts of the East Bassett area where HMOs mainly occur are shown on the map at Appendix 2.
Under the HMO Supplementary Planning Document brought into force on 23 March 2012,
Southampton Council seeks to limit HMOs to 10% of the total housing in Bassett and limitations of
proximity are imposed. All conversions from family dwelling (Class Order C3) to HMO with 3 or
more unrelated persons sharing facilities (C4) must receive planning permission. The Council plans
to introduce licensing for all HMOs in the City. These controls are welcomed by East Bassett
residents who have experienced HMO landlords using permitted development rights to extend
properties to the detriment of neighbours, occupants causing disturbance at unsocial hours and
rubbish bins with escaping litter left on pavements. The National Planning Policy Framework and
the City of Southampton’s Core Strategy call for the protection of family housing and forward
assessment of demand for good sized dwellings. Suitable properties exist in East Bassett for future
University staff or relocating employees of Lloyds Register and all applications for conversion are
being strongly resisted.
Future Development
Property Types. The impact on the area of high density developments, which include the University
halls of residence, are a real threat to its character. Any new developments should be restricted to
family homes in the form of houses with a maximum of three storeys with the third floor within a
pitched roof space. Accommodation in the roof space should have limited openings and no
balconies or roof terraces. A sustainable mixture of dwelling types already exists and new
properties should be in the form of detached, semi-detached or terraced houses.
Extensions. Many detached houses in the area are on restricted sites and where owners wish to
build extensions it requires careful and imaginative planning, especially where extensions are
constructed without consent or under permitted development. It is urged that the Council take
enforcement action where infringements occur.
Density. The characteristic density of the area is between 16 and 21 dwellings per hectare (dph)
with a relatively small number of larger plots between 3 and 8 detached houses per hectare. Where
larger plots could be combined there is potential for redevelopment at a density of 20 dph. The
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Bassett Avenue/Beechmount/Glen Eyre triangle was developed with a higher than average density
in the 1960s and ‘70s and was one of the few areas picked out in the Bassett Development Control
Brief for intensive development.
The most recent development, Colonel Crabbe Mews on the site of 76 and 78 Glen Eyre Road,
provides 4 three-storey semi-detached and 4 three storey terraced houses. Although built to 40
dwellings per hectare it is of a very high standard designed in such a manner as to appear as large
detached properties similar to those commonly found in the vicinity. This density was
recommended for approval as being within the residential guidelines but further developments at
such a high density would seriously impact on the character of the area.
The Flower Roads have a very high density in the region of 40 dph, as high as Colonel Crabbe
Mews, but because of the smaller size of the properties, they have good size gardens.
A development demonstrating how high quality homes can be provided with family gardens and not
impact too heavily on the character of the area are the four three storey houses constructed on the
site of 56 Bassett Crescent East at a density of 23.5 dwellings per acre.
There are several groupings of flats at higher densities on Bassett Avenue (Brampton Towers, The
Gables, Elm Close, 136 Bassett Avenue and Bassett Court) and Glen Eyre Road (Bentham Court,
Elmsleigh Court, Glen Eyre Court). Other blocks have been built on or close to highway junctions
where the demand for family houses would be reduced, such as Fairlea Grange entered from
Denbigh Gardens, Holmwood Court entered from Bassett Crescent East, Chelwood Gate entered
from Glen Eyre Road, Redcourt entered from Chetwynd Road and Bassett Wood Gardens on the
north end of the reservoir at the junction of Glen Eyre Road and Violet Road. At the time of the
development in the 1960s and ‘70s of the area to the East of Bassett Wood Valley in Glenwood
Avenue and The Parkway a number of low rise blocks of flats were incorporated into the overall
design to provide a sustainable mix of property types.
With the already sustainable character of the diversity of properties within East Bassett there is no
necessity to encourage further high density levels and a density of no more than 20 dwellings per
hectare would best retain the character of the area. Only in exceptional circumstances, when a
development of three storeys with the third storey in the sloping roof space is possible with
minimum impact on adjoining properties because of location and screening, should the density be
higher with an absolute limit of 40 dwellings per hectare.
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Part 2 : Area Descriptions (see maps at Appendix 3 and 4)
HOUSING
North
i. Northern End of Glen Eyre Road including the north side of Glen Eyre Drive
This area incorporates larger detached houses on substantial sites with one of the lowest densities of
development in East Bassett.
ii. West side of Bassett Wood Valley
The individual roads in this area are Woodview Close, Glenwood Avenue, Spindlewood Close,
Aspen Halt, The Parkway, Brindle Close, Evesham Close, Grendon Close, Courtland Gardens,
Hurlingham Gardens, eastern end of Copperfield Road.
This area was developed in the 1960s and 70s and makes good use of the valley side of Bassett
Wood. It offers a broad range of house types including flats, semi-detached and detached houses
and bungalows. The gardens have matured and the generous tree cover gives an impression that the
area is not within a city. Whilst many lf the properties are on generous plots, because of the
slopping nature of the sites any further developments are likely to consist of extensions to existing
properties by residential owners.
The only businesses are in the local shops 47-51 Copperfield Road with flats above. It is hoped that
the shops will continue to be occupied but in the event that they are no long viable it is recognised
that the use may need to change.
West
i. Area bounded by Bassett Avenue, Beechmount Avenue and Glen Eyre Road (area 1 on the 1982
Bassett Avenue Control Brief)
This area has been developed (with the exception of the “Rectory” at 62 Glen Eyre Road and 80
and 82 Glen Eyre Road) at higher densities out of character with the remainder of East Bassett. As
80 and 82 Glen Eyre Road are surrounded by high density developments it is accepted any
redevelopment should only be allowed provided they can be developed as one site.
In the event that the “Rectory” is redeveloped, this would represent a loss of one of the few
character properties in the area and should be at the lower density of 20 dwellings per hectare
reflecting the general character of this sector of East Bassett.
ii. Area bounded by Burgess Road, Bassett Avenue and Glen Eyre Road extending along part of
Violet Road and returning towards Burgess Road along the east side of the reservoir.
The individual roads are: Chetwynd Road, Chetwynd Drive, Denbigh Gardens, Oaklands Way,
Bassett Crescent East, Bassett Close, The Mayflowers, Glen Eyre Road, Elmsleigh Gardens, Glen
Eyre Way, Glen Eyre Close, Colonel Crabbe Mews and part of Violet Road.
The properties are on good sized plots but not capable of development on their own. In the event
that larger sites can be put together, the density should be a maximum of 20 dph as for the
remainder of East Bassett.
The flats on Bassett Avenue between Bassett Crescent East and Chetwynd Road have been
developed at a high density. They provide a valuable resource and their impact on the surrounding
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area has been reduced by being well set back from Bassett Avenue and screened by trees. Only one
block is accessed directly from Bassett Avenue.
Any further development along Bassett Avenue should recognise the existing building line and the
density restricted to 20 dph unless and until it can be demonstrated that it can be well screened from
Bassett Avenue by substantial planting in keeping with the major part of Bassett Avenue and the
development is no higher than three storey including accommodation with a sloping roof space, in
keeping with the general character description for the area.
East
The area includes: Violet Road, Primrose Road, Pansy Road, Iris Road, Begonia Road, part of
Honeysuckle Road, Dahlia Road, Lilac Road and the north side of Burgess Road.
The Flowers Roads Estate was developed as Council housing in the 1930s with mostly two storey
three bedroom semi detached houses and has one of the highest densities of dwellings in Bassett,
between 35 and 45 dph. In the event that any redevelopment takes place it is expected that a similar
density will be sought but any level above 40 dph should not be permitted.
Many properties in this area have been acquired as buy to let largely for student accommodation as
houses in multiple occupation, with some 25% of Burgess Road properties in the East Bassett area
now HMOs, many of which are poorly maintained. This has had the effect of drastically reducing
the supply of reasonably priced family homes. Under the City Council’s Supplementary Planning
Document on HMOs, as part of the Bassett Ward, the number of HMOs within total housing is
restricted to 10% and a moratorium should be placed on further conversions from C3 (family
dwelling) to C4 (HMO).
COMMERCIAL, EDUCATIONAL AND OTHER PUBLIC USES
N
Bassett Lodge
Residential flats for frail elderly people, providing 19 one bedroom units. The premises are
managed by Western Challenge Housing Association with non-residential staff and community
alarm service. It provides a useful asset to the local community and adds to the sustainability of
housing types.
The size and location of the property fits in well with the Bassett Court flats on the opposite corner
but should not be seen as setting a precedent for the further development of adjoining residential
properties.
NN
Burgess Court, Burgess Road
14 Council owned residential flats for the elderly on two storeys with external balconies, clothes
drying area and communal lawns. Community alarm service and visiting Careline Service
provided. Situated next to the Library, with a bus stop outside. A small Co-operative store on
opposite side of Burgess Road a short distance away.
O
Burgess Road public library
The Burgess Road public library is situated east of the University Road traffic lights, with a bus
stop nearby. Although threatened with closure from time to time, it is well used by the local
community. At present the Council appears committed to maintaining the current number of branch
libraries. The Burgess Road library is a valued resource for all but especially in the provision of
amenities otherwise unavailable for residents of the adjacent area of deprivation.
It was purpose built in 1934 to serve the local area being developed at that time. The entrance hall
and counter area were refurbished in 2007/8 and the entrance doors automated making access for
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wheelchairs and baby buggies easier. The ground floor is mainly for public access, with one area
for office and staff use. Upstairs, with a much smaller area than the ground floor, is for staff use
only.
The library has a stock of over 20,000 items, including adult and children’s books, DVDs, spoken
word items, CDs and 8 computers for public access. Some 6000 visits are made every month and a
variety of weekly or fortnightly activities held such as computer classes, Spanish language café,
health visitor drop ins, toy library, story and rhyme times for children, a reading circle, Wii play
session and a smokers’ Quitters group. It takes part in the Summer Reading Challenge aimed at
primary school age children, giving small prizes and tokens for achieving a number of books read
during the 6 week summer holiday: the numbers taking part have increased each year. Also
increased are the number of University students joining and using the Library and the loan statistics
of books and other items.
P
St Michael and all Angels Anglican Church and Church Hall
The Church is a late-Victorian Grade ll listed building with a number of notable features. It has a
Church Hall in its grounds which provides a well-used meeting place for local community groups,
including Guides and Brownie, Scottish and ballroom dancing classes, yoga and slimming groups
and pre-school activities. A Sunday School and Youth Group are also run and a large choir
maintains the Church’s strong choral tradition
Q
The Church of Jesus Christ of Latter Day Saints
A modern building on a large and prominent site at the junction of Bassett Avenue and Chetwynd
Road. No further development to the south or west of the Chuch will be permitted.
R
South Hill Water Reservoir (Glen Eyre Road)
This covered reservoir provides a green space which, although not available for public access,
provides a verdant environment to the surrounding residential properties. Should it become
available for residential development in the future any development should incorporate a large open
space to compensate to some degree for the loss of this important visual aspect.
S
Cantell Mathematics and Computing College
Cantell occupies an extensive site opposite the enclosed water reservoir on one side and backing
onto the gardens of houses in Copperfield Road. New buildings were constructed under a PFI
arrangement with Interserve in the early 2000s, when traffic calming measures and 20mph signs
were installed in Violet Road.
The College has a wide catchment area, taking in children from the centre of the City, and is
provided with special bus services. It generously makes its premises available for meetings of
local residents groups, for services run by a minority Church and for band practices. Evening adult
education classes are run and its sports and exercise facilities are open for use by the public, in
particular activities for children during the summer recess. The College is presently seeking advice
on conversion to academy status.
T
Copperfield Road parade of shops
The Bassett Ward as a whole has few commercial premises and this parade is a much needed
resource for the immediate area, although the newsagent business has found it difficult to survive in
recent years.
U
Bassett House
Built in the mid-Victorian era, the house and its detached stable building were passed to the
University of Southampton in the 1960s for office use. Should the building be no longer required it
should be used for any suitable purpose other than additional halls of residence.
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V
Beechmount House
A University Hall of Residence providing 45 rooms in a three storey building with a shallow
slopping tiled roof. It is dated and utilitarian in appearance and the University may wish to remodel
or rebuild it in the near future. Any redevelopment should not exceed the present number of rooms
nor exceed the size of the present building envelope.
W
Glen Eyre Road Halls of Residence complex, north side: Chancellors Courts, Richard
Newitt Court, Brunei House, J Block, Old and New Terraces
These halls provide some 1262 rooms developed in incremental stages over 40 years, with the
largest and most up-to-date created by the demolition and rebuilding of former Blocks K, L and M
now known as Chancellors Courts. The Richard Newitt Court was so named following closure of
the former hall of residence on Bassett Avenue and development of “The Laurels” on that site.
Screening by mature trees and shrubbery keeps the buildings largely unseen from bordering roads.
It is considered that the site has become over developed and no increase in room numbers or
numbers of occupants should be allowed on the grounds of sustainability, stresses on the provision
of public utilities, over crowding of occupancy and additional disturbance to the surrounding
residential properties.
X
Glen Eyre Road Halls of Residence complex, south side: Chamberlain Hall, South
Hill halls and Hartley Grove
Up to the demolition of Chamberlain hall (formerly housing 160) in September 2012, the site held
757 rooms increasing on rebuild of Chamberlain by c. 250. The positioning of Chamberlain had
allowed for screening from Glen Eyre Road by mature trees but alignment with the road of the
proposed new buildings will make them more visible. Several features are proposed to alleviate
concerns of neighbouring residents, such as reduction of late night noise by containing student
activity within the envelope of the buildings and relocation of bus stops.
There is opposition by residents to the destruction of Bassett House to provide post graduate rooms
and concern at the further increase of occupancy of the overall site.
Y
Boldrewood Campus (now known as Marine Centre of Excellence)
Outline and detailed planning consent for the redevelopment have been granted against a
background of strong objections by the residents. Among concerns raised were changing the Local
Plan designation of the site from educational to office use in order to house Lloyds Register’s 400
staff; placing the building on the periphery of the site bordering Bassett Avenue and facing the
Common in such a manner as to change the character of the area; potential intensification of traffic
flow in Bassett Avenue and the adverse affect on the health and amenity of adjoining residential
property owners. The Local Plan has subsequently been amended.
Redevelopment so far underway is Block A (Lloyds Register) and Block B (University of
Southampton Engineering) rising fast on the southern border and Multi-storey Car Park 1 on the
north-west border with plans for a towing tank stretching alongside the Oaklands Way hedgerow.
Z
Petrol Filling Station and Convenience Store
Located at the junction of Burgess Road and Glen Eyre Road, it provides a useful function, but over
the years its use has been intensified under various consents to a degree that it has a considerable
impact on the adjoining flats in Bentham Court.
No further intensification of the current use should be permitted and it is essential that the City
Council enforces the opening hour limitations in the current consents.
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APPENDIX 1a
EAST BASSETT RA : LIST OF COUNCIL TAX BANDS as at AUGUST 2012
A
205 Burgess Road and 1 flat in Glen Eyre Close
Bassett Wood Gardens, Glen Eyre Road – social housing flats
B
Flower Roads
Brampton Towers (penthouses D)
Flats at 136 Bassett Avenue
Bassett Court, Bassett Avenue
The Gables Flats
Elm Close Flats
Courtland Gardens maisonettes
The Parkway 2a-8 maisonettes
Flats at Redcourt, Chetwynd Road
Flats at Bentham Court, Glen Eyre Road
Copperfield Road maisonettes 105-111
Flats at Glen Eyre Close (2 at C)
Flats at Bassett Wood Gardens (excluding social housing - see A above)
C
Burgess Road 205 (A) – 223
Flats at Holmwood Court, Bassett Cres. E
Flats at Chelwood Gate, Glen Eyre Road
Flats at 44-58 Glenwood Avenue (Stratford Court)
Flats at Sandell Court, The Parkway
Flats at Elmsleigh Court
D
Fairlea Grange flats
64-74 Glen Eyre Road (townhouses)
Colonel Crabbe Mews
Elmsleigh Gardens – Mixed E/D difference between detached and semi
The Parkway 10-32
Copperfield 2-100 – some C
E
Glen Eyre Road 1-32 – few F
Hurlingham Gardens
Brindle Close – mix D-F
Evesham Close – 2 Ds
Grendon Close
Denbigh Gardens (also some F)
Bassett Crescent East 2-54 (also some F)
F
Aspen Holt
Spindlewood Close
Woodview Close (also some E)
Glenwood Avenue (also some E)
Bassett Close (some Gs)
Bassett Crescent East odd (some Gs)
Chetwynd Road (1 G)
Chetwynd Drive (also some E)
Glen Eyre Road
Glen Eyre Drive
Glen Eyre Way (2 Gs)
Bassett Avenue 120-134 (2 Gs)
The Mayflowers (1 G)
Oaklands Way
Individual properties in Bassett Close, Bassett Crescent E., The Mayflowers, Chetwynd Road,
Bassett Avenue
Lodge at each Hall of Residence
G
H
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10
11
12
13
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