{"id":1120,"date":"2022-09-19T18:37:51","date_gmt":"2022-09-19T17:37:51","guid":{"rendered":"https:\/\/bournemouthcivicsociety.org.uk\/?p=1120"},"modified":"2022-09-19T18:37:51","modified_gmt":"2022-09-19T17:37:51","slug":"planning-applications-august-2022","status":"publish","type":"post","link":"https:\/\/bournemouthcivicsociety.org.uk\/comments-on-planning-applications\/planning-applications-august-2022\/","title":{"rendered":"Planning Applications August 2022"},"content":{"rendered":"

PLANNING\u00a0 APPLICATIONS\u00a0 RECEIVED\u00a0 BY\u00a0 THE\u00a0 BOURNEMOUTH PLANNING\u00a0 DEPARTMENT\u00a0 DURING\u00a0 <\/strong><\/p>\n

AUGUST 2022 \u2013 A\u00a0 CRITIQUE\u00a0 BY\u00a0 JOHN\u00a0 SOANE,\u00a0 BUILT\u00a0 ENVIRONMENT\u00a0\u00a0 CONSULTANT\u00a0 TO\u00a0 <\/strong><\/p>\n

BOURNEMOUTH\u00a0 CIVIC\u00a0 SOCIETY<\/strong><\/p>\n

103 Wick Lane, Southbourne. \u00a0\u00a0\u00a0Ref.\u00a0\u00a0\u00a0\u00a0 No.\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 7-2022-1420-H<\/strong><\/p>\n

This\u00a0 is an application to extensively reconstruct an existing, two storey detached dwelling, built in modernist style during the late 1960\u2019s.\u00a0\u00a0\u00a0 The intention is to use the existing\u00a0 structure of the house as the basis for creating a Georgian style residence , \u00a0together with a western extension , that would be more compatible\u00a0 with the existing more traditional architecture and organic layout\u00a0 of\u00a0 the ancient village of Wick.<\/p>\n

The front fa\u00e7ade would be slightly asymmetrical with one pair of sash windows to the west and two pairs of sash windows to the east of the pillared porch which would shelter the main entrance. The rear elevation would present a somewhat more asymmetrical \u00a0scheme \u00a0of \u00a0fenestration and above would be a distinctive roof with two pedimented dormers to the front and three sky dormers to the rear.<\/p>\n

Bearing in mind the difficulties that accompanied the original scheme for this site, the Society very much hopes that these new plans will be much more acceptable to the inhabitants of Wick.\u00a0 Since we note that the\u00a0 height of the roof ridge has been lowered, we feel certain that the proposed structure will harmonise far better with the adjacent village townscape.\u00a0\u00a0 Certainly we think that in a semi-rural setting strict adherence to correct classical architectural principals is unnecessary and often inappropriate as it is more important to blend with the local vernacular .<\/p>\n

Consequently since in our opinion this proposal fulfils all the conservation policies of the Bournemouth Local Plan, the Society feels it should be allowed.<\/p>\n

Southbourne Cross Roads , Southbourne.\u00a0 Ref.\u00a0\u00a0 No.\u00a0 7-2022- 28119-A<\/strong><\/p>\n

This is an application to construct four, two to four storey blocks, containing 24 flats.\u00a0\u00a0 The site is a narrow piece of land very near the cliff edge between Saint Catherine\u2019s Road and Southbourne Coast Road.\u00a0 Three of the blocks are more or less rectangular in shape and are concentrated towards the nearby cross roads;\u00a0 the\u00a0 last block in Southbourne Coast Road is much smaller.<\/p>\n

All the blocks would be\u00a0 constructed in a very angular, modernist\u00a0 form; each section of the main facades made up of concrete elements in box like shapes would connect with each other.\u00a0 The majority of the interconnecting sections would be horizontal, interspersed by a smaller number of sections with a vertical, rectangular emphasis. Each fa\u00e7ade would be made up of vertical glass panels and French windows flanked by \u201cglass\u201d balconies.<\/p>\n

In the material accompanying the justification of this scheme, the Society note that emphasis is place on the fairly considerable number of modern flat blocks that have already been constructed\u00a0 in east Southbourne quite near the sea.<\/p>\n

However\u00a0 we note that what is not pointed out is that while there are certainly places along the cliff roads where considerable clusters of flat blocks exist, there are also areas as at the Southbourne Cross Roads where there is still a considerable predominance of buildings that date from the origins of Southbourne in the late Nineteenth Century.<\/p>\n

Thus the Society\u00a0 most strongly feels that the proposed modern blocks for aesthetic and spatial reasons would create\u00a0 a most degrading visual effect on the existing townscape.\u00a0 We think that here is a situation where a much more sensitive regard should be paid to the visual context of new development.<\/p>\n

Indeed the\u00a0 Society agrees with the sentiments of the majority of the 624 comments sent in by local residents who think that the character of an area such as maritime Southbourne need not be necessarily expressed in buildings but by a better usage of existing car parks and other open and unbuilt spaces.<\/p>\n

It is considered that not only would further development of the site, restrict the existing open character of the area but also create exceptional congestion as increasing numbers of visitors in ever more cars, \u00a0attempt to utilize the cliff tops in their desire to reach the beach.<\/p>\n

Therefore in view of such considerable opposition\u00a0 to the proposals, the Society has decided that since what is proposed would in no way enhances the townscape policies of the Bournemouth Local Plan, we suggest that the new proposals be refused.<\/p>\n

8a Wharfdale Road, Westbourne. \u00a0\u00a0\u00a0Ref.\u00a0\u00a0 No.\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 7-2022-9503-R<\/strong><\/p>\n

This is an outline\u00a0 application\u00a0 to construct a large block of 46 flats on a large, former industrial site between Wharfdale Road and the Wharfdale Service Road;\u00a0 the site is very close to Wessex Way.<\/p>\n

The rectangular built foot print would take up a considerable portion of the site and the new building would contain mainly two bedroom flats.\u00a0 The highest elevation ( 10 storeys ) would face south over Wessex Way \u2013 then the structure would be successively be reduced\u00a0 in height to 9 storeys, then to 6 and finally, in a very short section to 3.\u00a0\u00a0 On the east, south and west elevations, alternate sections of wall would be in the form of symmetrical rectangular windows or French windows with balconies.\u00a0 The lowest two storeys would be taken up by service facilities.<\/p>\n

The Society strongly feels that the sheer massiveness of the proposed structure would create a palpable difference in scale between the immediate older surroundings and the new block.\u00a0 In no way could this building be compared to the better designed and more sensitively positioned new flat block that is to be built on the site of the former municipal works depot between Saint Catherine\u2019s Road and the Central Pleasure Gardens.\u00a0 Here the new block would be on a balanced spatial arch mid way between the modernist development on Richmond Hill and similar structures in the vicinity of Princess Road, Westbourne.\u00a0\u00a0\u00a0 If built the current proposal would appear just as a very high urban lump, in no way spatially related to any part of the adjacent townscape.<\/p>\n

Indeed our observations\u00a0 are very similar to those reached in the Urban Design Consultation Report which states that not only does the existing townscape not justify the imposition of such a massive building, but that if built, it would degrade the general standard of modern architectural design that is appropriate to Bournemouth.\u00a0 Indeed this finding is further echoed by local opinion that feels that a blatant disregard for the low rise, horizontal appearance of adjacent buildings would degrade the historical evolution of the neighbourhood.\u00a0 Complaints in this regard were also made regarding the somewhat abrupt treatment of residents\u00a0 by council officials in respect to discussions about the project.<\/p>\n

Therefore taking everything into consideration, the Society has decided that since this planning application in no way respects the townscape policies of the Bournemouth Local Plan, it should be refused.<\/p>\n

24-26 Studland Road, Westbourne\u00a0 \u00a0\u00a0Ref.\u00a0\u00a0\u00a0 No.\u00a0\u00a0\u00a0 7-2022-1545-H<\/strong><\/p>\n

This is an application to construct a large four storey \u00a0rectangular shaped block of flats on the site of two recently demolished, twentieth century houses.\u00a0\u00a0 The new building would be designed in the inter-war Art Deco style\u00a0 and apart from curved corners there would be long, horizontally shaped windows, with internal divisions on all floors \u2013 together with a narrow four storey bay window near the centre .of the street fa\u00e7ade.<\/p>\n

The Society was \u00a0extremely surprised to come across this design, considering only two months before a totally different design for the same site and based on two smaller flat blocks designed in late nineteenth century mansion house style were submitted and recently passed by the Planning \u00a0Committee.<\/p>\n

We do not think it is good planning policy to change \u00a0completely approved designs abruptly on a whim. \u00a0For quite often, as in the case of this site in question, we believe that such a change would result in a most unsuitable visual change to the adjacent general appearance of the surrounding properties.\u00a0 \u00a0For \u00a0in Studland Road,\u00a0 nearer to its junction with Alum Chine Road, there is a greater accumulation of Art-Deco\/Modernist flat blocks, but \u00a0further back around 24-26 Studland Road, a greater number of original, late nineteenth structures have remained. Moreover, local opinion greatly prefers the greater sensibility of two smaller flat structures which would allow considerable glimpses of the natural landscale of Alum Chine \u00a0to\u00a0 remain to be seen.<\/p>\n

Consequently the Society much prefers the planning application that has just been passed than the far more insensitive one that has just been submitted.\u00a0\u00a0 We therefore very much hope that common sense will prevail and the recently passed scheme will eventually be adopted and not the very latest one that has just been received.<\/p>\n

Therefore \u00a0we have decided that since\u00a0 this latest\u00a0 development scheme for 24\/26 Studland Road in no way respects the townscape policies of the Bournemouth, we feel it should be refused.<\/p>\n

20\/\/22 Marston Hall,\u00a0 Florence Road , Boscombe\u00a0 Ref.\u00a0\u00a0\u00a0 No.\u00a0\u00a0\u00a0\u00a0\u00a0 7-2022-5672-O<\/strong><\/p>\n

This is a second application to demolish the existing building (a former care home) and to construct a four storey block of 27 flats.\u00a0\u00a0 The new built foot print would be very similar in size to that which now exists and the height of \u00a0the\u00a0 proposed roof ridge would be slightly higher than that of neighbouring properties.<\/p>\n

The design would be in modernised Arts and Crafts style with two wide projections with gables, at either end of the front facades.\u00a0\u00a0 Two and three storey bay windows would be attached to each projection with gable windows and dormers in the\u00a0 prominent hipped roof.\u00a0 Fenestration would be completely symmetrical, mainly in the form of modern, vertical arched windows.<\/p>\n

Generally speaking, the Society find the design a considerable improvement over the existing building;\u00a0 however although the structure would be aesthetically compatible with the local area, we think the dimensions would be too massive in relation to the existing townscape . Therefore we suggest a general reduction in both the width and height and in particular we agree with local opinion that one floor should be removed.\u00a0 There are also fears that unless such changes are made, parking facilities would become\u00a0 very inadequate.<\/p>\n

Thus, because this application does not properly fulfil the townscape conditions of the Bournemouth Local Plan, the \u00a0Society\u00a0 think it should be deferred for further consideration.<\/p>\n

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