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PLANNING APPLICATIONS RECEIVED BY BOURNEMOUTH PLANNING DEPARTMENT DURING APRIL 2022 – A CRITIQUE BY JOHN SOANE, BUILT ENVIRONMENT CONSULTANT TO BOURNEMOUTH CIVIC SOCIETY<\/b><\/p>\n
34 West Overcliff Drive, West Cliff Ref. No. 7-2022- 5666-l<\/b><\/p>\n
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 fa\u00e7ade 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.<\/p>\n
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.<\/p>\n
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.<\/p>\n
34 Haverstock Road Ref. No 7-2022-10716-C<\/b><\/p>\n
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.<\/p>\n
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.<\/p>\n
7 Carysfort Road, near Churchill Square, Boscombe Ref. No. 7-2022-24380-A <\/b><\/p>\n
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.<\/p>\n
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 fa\u00e7ade 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.<\/p>\n
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.<\/p>\n
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.<\/p>\n
Consequently, we have decided that since this application is not compatible with the townscape policies of the Bournemouth Local Plan, it should be refused.<\/p>\n
1A Warren Edge Road, Southbourne Ref. No. 7-2022-8851-D<\/b><\/p>\n
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.<\/p>\n
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.<\/p>\n
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 .<\/p>\n
25 Norwich Road Ref. No. 702022-26280-C<\/b><\/p>\n
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.<\/p>\n
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.<\/p>\n
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.<\/p>\n
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.<\/p>\n
21 Hightrees Avenue, Strouden Park Ref. No. 7-2022-21210-A<\/b><\/p>\n
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 fa\u00e7ades 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.<\/p>\n
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.<\/p>\n
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.<\/p>\n
21 Redhill Crescent Ref. No. 7-2022-18968-D<\/b><\/p>\n
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.<\/p>\n
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.<\/p>\n