PLANNING APPLICATIONS RECEIVED BY BOURNEMOUTH PLANNING DEPARTMENT DURING APRIL 2022 – A CRITIQUE BY JOHN SOANE, BUILT ENVIRONMENT CONSULTANT TO BOURNEMOUTH CIVIC SOCIETY
34 West Overcliff Drive, West Cliff Ref. No. 7-2022- 5666-l
This is a proposal to extend and remodel a large family residence and its existing additions, that was constructed in the Arts and Crafts style at the beginning of the Twentieth Century, in order to create 14 apartments and two duplexes . The house is set on an exceptionally spacious site at the junction of the West Overcliff Drive and Milner Road. It lies within the West Cliff Overcliff Drive Conservation Area. The well modulated, part half timbered, principal façade is crowned by a very prominent hipped roof and the fenestration is symmetrically positioned in the form of four and five light sets of casement windows with two bay windows on the ground floor. There would be considerable two storey extension to the existing extension at the south east corner which would include three closely positioned entrances together with a reordering of the other existing extension at the north east corner. The design of the new developments would copy the architectural features of the main house, including further half timbering , to create an integrated appearance.
However the Society strongly feels that while superficially the new development might create an integrated ensemble; in reality the proposed extensions would create a complex with an over emphasised horizontal emphasis. We think this would be aesthetically harmful both to the original visual context of the house itself and to the wider visual spatiality of the townscape of Milner Road which is a conservation area and contains the finest surviving examples of late nineteenth/early twentieth century Arts and Crafts family houses in Bournemouth. Therefore we would suggest that in view of the considerable dimensions of this site, the architectural integrity of the original house would not be excessively compromised if only the existing short extensions on the S.E and N.E sides of the property were remodelled to harmonize with the present main elevation.
Consequently the Society has decided that since this proposal does not fully meet the conservation policies of the of the Bournemouth Local Plan, it should be deferred for further discussion and improvement.
34 Haverstock Road Ref. No 7-2022-10716-C
This is a proposal to construct a small bungalow in the triangular far corner of an already existing developed plot which contains a substantial, two story block of flats built in traditional style. The new development would have a built footprint 50% of the new site and be in the form of a one storey building with a hipped roof containing a bedroom lit by narrow horizontal dormers. The Society agree with local opinion that the structure is far too large for the cramped site; it would reduce the privacy of neighbouring properties and it would not provide adequate living conditions for the occupants. We also think that the proposal does not respect the appearance of the surrounding interwar townscape. The Society observes that here is yet another attempt, simply for the purposes of financial gain to exploit an already developed plot in a way that was never envisaged by the original planners.
We have therefore concluded that since this proposals in no way complies with the townscape policies of the Bournemouth Local Plan, it should be refused.
7 Carysfort Road, near Churchill Square, Boscombe Ref. No. 7-2022-24380-A
This is an application to build a three storey block of eight flats on the site of a demolished detached, late nineteenth century house and a smaller, two storey block of two flats at the rear end of the site.
The larger block would be a two/three storey facsimile based on the original style of the neighbourhood. The new built, rectangular foot print would be somewhat larger than that of neighbouring properties. The main façade of the new block would have a front projection with a two storey bay window ending in a gable that would merge into a prominent hipped roof with dormer. Fenestration would be symmetrically positioned in the forms of vertical groups of modern sash windows. The smaller block would be designed in a less elaborate architectural form of the larger structure.
Even if the building facing the street is generally compatible in scale and general appearance with the adjacent houses, the Society is of the opinion that the high density of small flats contained in the project is inappropriate in relation to the existing family use of the surrounding neighbourhood. We agree with local opinion which feels that especially the smaller block is excessive over development with considerable loss of light and privacy. Indeed it was considered that Boscombe already suffered from too much poorly planned flat development.
The Society therefore suggests that a solution would be the retention of the general design of the larger block, the reduction in size of the new built foot print, smaller number of larger sized flats and the elimination of the smaller block at the rear of the site.
Consequently, we have decided that since this application is not compatible with the townscape policies of the Bournemouth Local Plan, it should be refused.
1A Warren Edge Road, Southbourne Ref. No. 7-2022-8851-D
This is an application to build two semi-detached, three storey houses and one detached, three storey house on a triangular site in place of a demolished building of no architectural value. The new structures with rectangular built foot prints, would be built parallel to each other and would be of modern traditional design. The larger block would have two gabled projections merging int a deep hipped roof; the smaller block similar in design with one projection. Fenestration would be symmetrically positioned in double and triple vertical clusters.
Although the Society agrees with local opinion that the building can appear too massive for the site and would impinge on the privacy of adjacent properties, we feel that the general form of development proposed is compatible with the surrounding neighbourhood. However we do suggest that the dimensions of the project should be reduced and in order to allow more sunlight to penetrate next door houses, we also think that the three semi-detached houses should be built in one block.
Therefore because this proposal does not fully relate to the townscape policies of the Bournemouth Local Plan, we feel that it should be deferred for further discussion and improvement .
25 Norwich Road Ref. No. 702022-26280-C
This application is to make alterations and make additions to an existing two storey building in order to create a three storey block of nine flats which is situated partly in a two storey interior court in a very densely built up piece of late nineteenth century townscape off Norwich Road. The new building would have a gable projection fronting Norwich Avenue with a hipped roof above. The fenestration would be asymmetrically designed and in the form of double casement windows.
The Society believes that the proposed building is not only far too massive for the restricted site, but its position as part of a inner court that was never built for residential purposes would severely restrict access to natural sunlight and prevent the enjoyment of a reasonably tolerable life style by the flat users.
Here we see another extreme example of an attempt to exploit a most unsuitable site for merely financial gain by means of a form of development that was never contemplated by the original builders.
Therefore the Society has decided that since this proposal in no way enhances the townscape policies of the Bournemouth Local Plan, it should be refused.
21 Hightrees Avenue, Strouden Park Ref. No. 7-2022-21210-A
This is an application to construct three separate dwellings on a triangular site between Hightrees Avenue and Midwood Avenue. Two of the houses, three storeys high, would be placed beside each other at the base of the site. The principal façades might be said to resemble partially a modernised, cut off half section of an inter war suburban property each with a two storey bay window and gable merging into a shortened hipped roof. The third house would be in the form of a small chalet bungalow with hipped roof and gabled dormers.
The Society agrees generally with the 24 E mail opinions of local residents who think that the new development is too big for the plot and was not in keeping stylistically with most of the adjacent townscape . It is felt that the established character of the neighbourhood should be preserved and so in this respect the Society suggests that a more integrated design, nearer to adjacent, inter war designs should be followed in which the three separate houses are incorporated into one structure.
Therefore we have decided that since this proposal does not fully measure up to the townscape policies of the Bournemouth Local Plan, it should be deferred for further discussion and improvement.
21 Redhill Crescent Ref. No. 7-2022-18968-D
This is an application to extend the facilities of a small detached, early twentieth century, two storey house. To the rear of the house, a one storey extension of the living space is contemplated and above in the pitched roof, two quite large dormers as extra bedrooms are also planned.
The Society note than since no considerable changes are planned either to the built footprint or to the external appearance of the property, the Society has decided that since this proposal is in accord with the townscape policies of the Bournemouth Local Plan, it should be allowed.
65/67 Boscombe Overcliff Drive Ref. No. 7-2022-3914-B
This is an application to demolish the three storey block of flats, Purbeck Court built in modern/traditional style in the 1970’s and to erect a new, five storey, modernist block of 13 flats (one, two and three bedroom). The lower three floors would be formed by a series of interconnecting concrete rectangles; the upper two storeys would be recessed with the fourth floor also encased by concrete framing. Fenestration on each floor would be in the form of vertical glass panels and French windows.
After due consideration the Society finds no improvement in the aesthetic quality of the design of the new structure over the existing block. It is far too bulky and angular and like so may contemporary blocks of flats, instantly forgettable. Moreover we find the new development, at five storeys, far too high in comparison with the adjacent buildings either side. For we note that the Planning Department in only permitting other new blocks along the Boscombe Overcliff up to four storeys are maintaining the planning convention that new structures up to five storeys and higher in height are ONLY permitted along the Bournemouth East Overcliff Drive.
Indeed we are really surprised at the ignorance in relation to these matters demonstrated by the Planning Statement. For whereas the statement contends that the wider unbuilt context of the un built upon Overcliff between the Boscombe Overcliff Drive and the sea is the principal aesthetic reason for creating a free for all for the adjacent townscape of considerably varying heights; we are amazed at the non acquaintance in this document of the well established convention that, in the main, has been adopted by planners of seaward facing townscapes in maritime resorts such as Brighton, Eastbourne and Worthing since the early Nineteenth Century.
Namely that seaward facing built elements, whether individual structures or integrated constructions, should always be related harmoniously to each other in respect to general spatial dimensions and similar heights. For the Society accepts that only by such arrangements can the distinctive impact of the maritime architecture of resorts be best appreciated across the wide undeveloped shore/cliff vistas between the building line and the natural seascape.
Under these circumstances we have decided that since this proposal in no way complies witht the townscape policies of the Bournemouth Local Plan, it should be refused.
27-31 Southcote Road Ref. No. 7-2022-5626-L
This is an application to demolish the existing structure on the site and to construct a ¾ storey block of 9 flats – probably aimed at student accommodation. The Society has long been aware of the accepted complex use of the north side of Southcote Road simultaneously for commercial, industrial and residential use. Here is a proposal to create behind three original terraced houses, a reordering of existing apartments and the building of new ones in place of former industrial premises.
The new principal façade that would face on to an interior courtyard, on account of its distinctive symmetrical façade, balancing side wings and flat room, would bear a superficial resemblance to an Italian palazzo. The ground floor would contain the entrance to the underground garage and the fenestration would be single or double vertical. Modern, sash windows.
General speaking, under the particular uses of Southcote Road, the Society finds what is proposed, reasonably suitable. However we do find the north east wing of the new structure, far too close to the rear premises of the terraced house , no 31. Therefore we suggest that this wing be reduced to the same length as the south east wing. We also suggest that the fenestration on the third floor be re designed as single windows to match the floor below.
Consequently the Society has concluded that since this proposal does not fully comply with the townscape policies of the Bournemouth Local Plan, it should be deferred for further discussion and improvement.
Portelet Manor Care Home, 23/25 Florence Road, Boscombe Ref. No. 7-2022-7707-0
This is an application to consolidate, enlarge and enhance the piecemeal additions that have been made over the years to two substantial, late nineteenth century dwelling houses in order to create an integrated care facility over two sites.
On the principal façade, the revivalist architecture of the two original houses, complete with belvedere towers, two storey bay windows and distinctive hipped roofs , would be joined together by a new entrance façade with hipped roof, consisting of a main doorway with gabled projection over and an adjacent two storey bay window beside. The rear link would consist of ground floor double French windows and a two storey gabled projection. A further, more prominent gabled projection would be added to the existing S.E. wall of no.23. Fenestration throughout would be regularly positioned mainly in the form of modern sashes.
Generally speaking, although the fusing together of two, formerly separate house changes the spatial lay out of the original neighbourhood; given the existing contemporary use of the two sites in question, the Society finds the alterations and extensions proposed, reasonably harmonious in respect to the adjacent architecture. However we feel that the new two storey bay window on the north elevation link is weakly designed and should be made to resemble more the existing double bay windows on the north facades of the original houses.
After proper consideration, the Society has decided that because the proposal does not fully come up to the townscape policies of the Bournemouth Local Plan, it should be deferred for further discussion and improvement.
Planning finalisations of the combined multipurpose community/cultural centre and 15 storey block of flats at 41/43 Oxford Road and 6/7 St. Paul’s Road, Lansdowne
A detailed examination of this proposal has already been included in a previous planning critique. The Society believes that with its streamlined shape and pronounced integration of balconies and fenestration, the building bears a certain resemblance to 1930’s International Moderne. Thus we feel the structure could easily harmonize with the very modernist townscape in the vicinity of Holdenhurst Road and St Paul’s Lane. The two storey ground floor foyer above which all the upper floors are supported on concrete supports, could become a popular and relaxed meeting place for coach and train travellers and university students.
Land behind 64 Irving Road, West Southbourne Ref. No. 7-2021-26105-B
This an application to construct two one and a half story, chalet bungalows on a mainly cleared, rectangular site that is completely surrounded by built up house plots that were developed when this part of west Southbourne was laid out in the late nineteenth/early twentieth centuries. The properties would be constructed facing each other in each half of the site, each with rectangular built foot prints and pitched roofs with dormers. The main fenestration would be by windows with casements above. Access would be by a narrow lane from Irving Road.
Irrespective of the absolute quality of the designs, the Society finds the dimensions of the site far too cramped for the size of these properties. Indeed we are at one with the 20 opinions sent in by local residents which point out that the general lack of space would restrict privacy and sunlight to neighbouring properties, further increase parking problems and ensure that the access road would be far too narrow to allow easy access for utility vehicles..
Here is another example of an attempt to develop, merely for the sake of financial gain, an inner area that was never intended for building. Therefore it is not surprising that an earlier application to develop this site was turned down; we feel that this proposal should suffer the same fate.
We also share local residents and business owners concerns that the installation of bollards in the access lane will create vehicular and pedestrian dangers. Therefore we suggest that since the proposals does not satisfy the townscape policies of the Bournemouth Local Plan, it should be refused.
21 Carbery Avenue, West Southbourne Ref. No. 7-2022-28125-H
This is an application to considerably remodel the existing rear façade – and to a lesser extent the front façade – of a conventional, mid twentieth century detached dwelling with a hipped roof and mainly casement windows. To the rear, a large single story of the living/dining area would be created with prominent French and modern square windows across the entire façade. The fenestration on the front elevation would be remade in interwar modernist style and a new entrance porch would be created. Prominent dormers would be placed in the roof.
Although the Society finds the design/stylistic alterations generally acceptable , we think that the restricted dimensions of the site make it necessary that the one story living extension at the rear be shortened by one third. We also think that there would be too abrupt a visual difference between the casement windows above and the large modern windows below on the rear elevation. A more sensitive, not so starkly prominent redesign of this fenestration section would be appropriate.
Under the circumstances, we think that because this proposal does not fully satisfy the townscape policies of the Bournemouth Local Plan, it should be deferred for further consideration.