PLANNING APPLICATIONS RECEVED BY BOURNEMOUTH PLANNING DEPARTMENT DURING SEPTEMBER 2022 – A CRITIQUE BY JOHN SOANE, BUILT ENVIRONMENT CONSULTANT TO BOURNEMOUTH CIVIC SOCIETY
43 Portchester Road Ref. No. 7-2022-14340-C
This is an application to build a two storey rear extension to an existing, early twentieth century detached, family house built in a distinctive late Arts and Crafts style with multiple casement windows and a prominent hipped roof.
This development would create a compact, if extended, rectangular built foot print by the construction of the two storey, missing symmetrical portion of the rear elevation with a larger, complex, hipped roof above. The new rear elevation would be symmetrically designed: with the exception of a ground floor French window, there would be balanced, modern sash windows and an enlarged, five panelled dormer in the roof. The new, extended side elevation would contain two vertical sash windows.
Although the new dimensions are somewhat larger, in comparison with the present size of the adjacent houses, the Society feels that the improvements that would be made from the proposed design, would enable the new structure to fit into the existing townscape reasonably well.
However we would suggest that the two new windows in the new side elevation extension be positioned further towards the corner of the new rear elevation in order to achieve a better, overall visual effect.
Therefore because this proposal does not yet fully comply with the townscape policies of the Bournemouth Local Plan, we suggest a deferment for further discussion and improvement.
33 Uplands Road Ref. No. 7-2022-20279-A
This is an application to alter and extend a detached two storey inter-war family house. The principal extension in weatherboarding would be beyond and across the existing rear elevation: a new two storey projection, two thirds the width of the existing rear elevation, it would be constructed encompassing the kitchen below and a new main bedroom above. Further to the side a sequence of one storey utility offices would be constructed – encompassing a garage, storage space, a gym and a sauna. Three, three panelled large windows ( two integrated with each other and the gable above) would make up the new rear elevation.
The Society think that the new enlarged built footprint although somewhat irregular, can be said to be reasonably similar to those of adjacent properties. However although under the circumstances, we find the design of the rear extension more or less competent, we do advise that the two architecturally integrated rear windows be more sensitively shaped, preferably by horizontal divisions and that the weatherboarding be removed.
Consequently since what is presented does not yet fully approach the townscape requirements of the Bournemouth Local Plan, the Society suggests a deferment for further discussion and improvement.
105 Parkwood Road Ref. No. 7-2022-1495-G
This is an application to build to build a missing corner rear section of a late nineteenth century two storey detached family house. The principal façade with two balancing, two storey gabled bay windows and a porched entrance has some architectural quality but the rear façade appears quite unfinished. However the proposed extension would appear as quite a separate entity to the rest of the building. It would be weatherboarded and have a separate flat roof. On the S.E. elevation would be a French window and on the upper floor of the S.W. elevation a rectangular modern window.
The Society is of the opinion that the extension is not very well designed and rather utilitarian. We think it should be integrated far better into the main structure by means of a smaller gable roof extension from the S.E. elevation. We also think that the upper rectangular window on the S.W. elevation should be replaced by two narrower vertical windows. Finally we consider that the weatherboarding on the S.E. elevation should not be used.
Therefore in view of our suggested improvements, the Society does not feel that the existing proposal properly meets the townscape policies of the Bournemouth Local Plan and should be deferred for further consideration and improvement.
6/8 Cardigan Road Ref. No. 7-2022-13085-Q
This is an application to restore and considerably expand the old one storey General Post Office building in Winton. The former post office dealing area would become office space and the original structure would be expanded to the east and north by new blocks containing 12 flats built around the edges of the original internal courtyard. The entire new complex would be of three stories including mansard roofs. The general shape of the enlarged built foot print would be two rectangles joined at right angles. The extended ground floor façade along Cardigan Road would enclose car ports and the entire street façade would have uniform rectangular modern sash windows and other openings ( blank or otherwise )with dormers above. The new flat block on the north side of the old post office, would have a mixture of more traditional windows on the ground floor and more modern vertical windows above. There would be a common balcony facing west for the flats positioned here.
Generally speaking, the Society finds this project quite well designed externally; however we do find the studio flats on the first floor of the northern flat block really rather small. We would suggest that it would be better here if the number of smaller flats be reduced to three.
Thus under the circumstances, we think that since this proposals does not fully meet the conditions of the townscape policies of the Bournemouth Local Plan, it should be deferred for further consideration and improvement.
244 Wallisdown Road
This site is actually reached by a narrow way, Talbot Mews from Alton Road. It is a severed site originally part of the developed site of 244 Wallisdown Road. The new site is now almost completely surrounded by developed plots. The application is to construct a pair of semi-detached dwellings on this site. The basic design would be in the form of a late nineteenth century artisan/Arts and Crafts cottage -but divided into two. The new built footprint would take up nearly 50% of the site and the building line would come very close to the neighbouring boundaries. The principal elevation would be a symmetrical design with distinctive pitched roof, central entrances and triple, vertical bay windows either side with smaller windows on the first floor. The rear façade would be simpler with French windows.
The Society certainly have no complaint to make about the architectural design – it is competent and restrained. However we disapprove totally with regard to its intended position; if built this structure would amount to excessive over development on a very restricted position. Here we would respectfully remind the Planning Department of a device sometimes used by urban developers to ty and gain their aims. Namely the disguising of an oversized and unsuitable project by giving it a picturesque and desirable appearance to cover up excessive dimensions. In addition the Society agrees with local opinion that the existing entrance to the site is private and simply could not cope with an increase in traffic and increased noise. It is not surprising that a similar project has already been refused.
Therefore in view of these circumstances, we have decided that under these circumstances, since this project does not comply with the townscape policies of the Bournemouth Local Plan, we think it should be refused.
Majorca Mansions, Crescent Road Ref. No. 7-2022-28692-A
This is an application to construct an extra floor of six flats – together with French windows and Juliet glass balconies on the ground floor – on to an existing two storey modernist block of flats built in contemporary modernist style in the mid Twentieth Century. In both style and by its considerable rectangular foot print this building is quite different in appearance from the adjacent late nineteenth century townscape. Apart from the private patios, the new addition would replicate the existing fenestration pattern with a prominent new aluminium facia and flat roof above.
The Society strongly feel that while the existing modern block of flats is a regrettable visual anomaly, an extra storey would create an excessively large and shapeless block which would create considerable aesthetic degradation to the existing townscape. As far as we can see, the developers have no concept of suitable architectural design and no interest whatsoever in improving the appearance of this neighbourhood – only financial gain.
Therefore because this proposal in no way observes the townscape policies of the Bournemouth Local Plan, the Society has decided that it should be refused.
42 Poole Hill ( Rear section – Upper Norwich Road ) Ref. No. 7-2022-3384-l
This is an application to construct a four storey block of four flats on part of an undeveloped rear courtyard of a listed, mid nineteenth century, three storey commercial property on Poole Hill – the new entrance being from Upper Norwich Road. The site is part of the Poole Hill and West Cliff Conservation Area. Utilities and service facilities would be constructed between the rear wall of the commercial building and the new flat block: the latter would have staggered tall vertical modern windows on the interior courtyard wall and a traditional four story façade with vernacular designed windows facing Upper Norwich Road. There would be two entrances and an access to the utility area on the ground floor.
Under the spatial circumstances of this very old and rather densely built up part of central Bournemouth, the Society finds what is proposed fairly reasonable. However we would suggest that the exceptionally small studio flat on the ground floor should be enlarged at the expense of the adjacent service facilities.
And so on account of the fact that what is proposed, does not fully satisfy the conservation policies of the Bournemouth Local Plan, the Society feels it should be deferred for further discussion and improvement.
Land rear of Chine Crescent Ref. No. 7-2022-4909-AO
This is an application to construct quite a substantial detached two storey three bedroom dwelling in modern Arts and Crafts style on a new severed site taken from the rear of the developed site at 29 Chine Crescent – the new entrance being from Durley Chine Road South. The position would be within the Poole Hill and West Cliff Conservation area. The new built foot print would take up nearly 50% of the new site and stretch right across it. The design of the principal elevation would be in the form of a chalet with a central gable projection merging into a pitched roof, pedimented dormers, with the main entrance and quite large three/four section vertical windows on the ground floor
Although the Society find the design reasonably competent, we think that if built the new structure would considerably harm the existing generous spaciousness of the surrounding late nineteenth century developed plots which are such a valued characteristic for visitors to this part of the West Cliff. In effect this project if passed would amount to considerable over development.
Consequently since this application in no way enhances the conservation policies of the Bournemouth Local Plan, we have decided it should be refused.
72 Howeth Road (Ref. No. 7-2022-4897-A
This is an application to construct three small two storey three bedroom detached dwellings on the site of a single original property. The three houses – one somewhat larger than the others – would be built parallel to each other and have built footprints at about 50% the area of the site. The buildings would be designed in a simplified suburban design with slight front projections, hipped roofs and generally rectangular windows.
Although the Society finds the general design reasonably acceptable we agree strongly with local opinion that the application amounts to considerable overdevelopment of the site which would in turn lead to loss of privacy, insufficient parking and a general loss of general security.
Therefore the Society has concluded that if development is to take place it should either be in the form of only two detached houses or a replacement, single low density house or bungalow.
Therefore because what is proposed does not yet meet the criteria of the townscape policies of the Bournemouth Local Plan, we think the application should be deferred for further discussion and improvement.
23 Bradford Road, Muscliff Ref. No. 7-2022-18655-A
This is an application to extend the two storey eastern long side elevation of an existing modern house and also construct a short one storey utility wing from the new rear façade. The new enlarged built footprint would become rectangular; the principal elevation would become symmetrical with a central entrance and balanced modern metal windows and the less regular rear elevation would now include a horizontal window for the utility store.
The Society is not especially impressed with the rather pedestrian new development; but more importantly we feel that the enlarged building in comparison with adjacent properties is now too large for the site. We note that the enlarged building of the new extension would extend right up to the boundary wall.
Therefore since this application does not fully comply with the townscape policies of the Bournemouth Local Plan, the Society suggests it be refused.
15 Southbourne Overcliff Drive Ref. No. 7-2022-28187-C
This is an application to demolish a substantial, mid twentieth century detached family house in modernised Arts and Crafts style in order to construct a modernist, three storey private residence. The front elevation would consist of three super imposed concrete boxes filled with large glass panels including French windows and common glass balconies on the upper floors Each storey would be stepped back and the side elevations would have double horizontal windows on each floor.
In a neighbourhood where in spite of modern developments, there still exist a reasonable number of original Arts and Crafts properties, the Society is really most surprised that within the accompanying Planning Statement – whereas enormous efforts are made to try and justify the modernist design of what is proposed to be built, no attempt whatsoever is made to come to terms with the great difficulty of attempting to introduce a completely alien built form in relation to the existing, older, more organic structures that still exist along the Southbourne Overcliff Drive.
We find this irresponsible dismissal of a mid twentieth century architectural form that had a significant, cumulative impact on the evolving maritime townscape of Boscombe and Southbourne, quite depressing. Consequently the Civic Society would be most grateful if the Planning Department could insist on a new design for 15 Southbourne Overcliff Drive – in that while accepting a certain level of contemporary design, the final plans should also demonstrate a much greater level of sensitivity for the more organic and linear characteristics of Énglish seaside architecture which is still accepted in many parts of Boscombe and Southbourne Overcliffs.
Under the circumstances, on account of this proposal in no way being able to satisfy the townscape policies of the Bournemouth Local Plan, we have decided that this application should be refused.
20 Old Mulbery Close, Wallisdown Ref. No. 7-2022-2062-AF
This is an application to construct what amounts to a glorified weather boarded shed with a flat roof and wooden French windows. It would be built in one corner of an already developed and somewhat crowded site – off a narrow track near Talbot Mews between Old Mulberry Close and Alton Road. The Society very strongly feels that that both the crowded characteristics of the site and its difficult location make this a most impractical project.
Therefore we think that since this project simply does not correspond to the townscape policies of the Bournemouth Local Plan, it should be refused.
Land to the rear of 4 Elmsway West Southbourne Ref. No. 7-2022-6750-C
This is an application to construct a small chalet style, detached residence on a new severed site that was originally part of the developed site of 4 Elmsway; the site is situated on the corner of Elmsway and a private lane. The structure is a very simple construction: it is built as a chalet with modern windows and entrances on the ground floor and two windows and skylights in the pitched roof. The rectangular built foot print is very tightly wedged into the new site, taking up 70% of the total area, and the building lines are right up against the site boundaries.
The Society fully agrees with the majority of local inhabitants ( 22 responses ) in that here is yet another attempt to build a property merely for financial gain, on a site that in no way was ever meant to be built over – amounting to excessive over development Moreover we feel that if built, the appearance of the new house would be most harmful to the aesthetic harmony of the surrounding early twentieth century, residential neighbourhood.
Consequently the Society feel that because this proposal in no way complies with the townscape policies of the Bournemouth Local Plan, it should be refused.