{"id":1190,"date":"2023-07-28T14:38:26","date_gmt":"2023-07-28T13:38:26","guid":{"rendered":"https:\/\/bournemouthcivicsociety.org.uk\/?p=1190"},"modified":"2023-07-28T14:38:26","modified_gmt":"2023-07-28T13:38:26","slug":"planning-applications-june-2023","status":"publish","type":"post","link":"https:\/\/bournemouthcivicsociety.org.uk\/comments-on-planning-applications\/planning-applications-june-2023\/","title":{"rendered":"Planning Applications June 2023"},"content":{"rendered":"

PLANNING\u00a0 APPLICATIONS\u00a0 RECEIVED\u00a0 BY\u00a0 THE\u00a0 BOURNEMOUTH\u00a0 PLANNING\u00a0 DEPARTMENT\u00a0 DURING\u00a0 JUNE 2023 \u2013 A\u00a0 CRITIQUE\u00a0 BY\u00a0 JOHN\u00a0 SOANE,\u00a0 BUILT\u00a0 ENVIRONMENT\u00a0 CONSULTANT\u00a0 TO\u00a0 BOURNEMOUTH\u00a0 CIVIC\u00a0 SOCIETY<\/strong><\/p>\n

48 Harland Road, \u00a0Southbourne\u00a0\u00a0 Ref.\u00a0\u00a0\u00a0\u00a0 No.\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 7-2023- 12351-D<\/strong><\/p>\n

This is an application to construct\u00a0 a two storey rear and side extension to an existing mid twentieth century house and to create new loft accommodation.<\/p>\n

The new built footprint which would be larger than that of the adjacent\u00a0 properties and closer to the boundary walls, would seek to complete the existing only partially built rectangular shape of the house to full height. The front elevation would receive a grander tiled appearance with a prominent gabled window above. The new rear elevation\u00a0 would encompass a very wide triple French window with three wide horizontal\/modern windows above\u00a0 facing a common balcony.\u00a0 There would be a much larger hipped roof with one traditional dormer to the front and two modern ones to the rear and one side.<\/p>\n

The Society feel that here is yet another attempt to attempt to modernise an\u00a0 older property by means of unsympathetic modernist alterations which do not improve the appearance of the building and, along with agreeing with local opinion, are out of character with the locality.\u00a0 In addition it was considered that neighbouring privacy would be restricted and that the scheme would amount to over development.<\/p>\n

We feel an improvement would result if the windows on the rear fa\u00e7ade were made less prominent and better integrated into the overall rear design.\u00a0 Also that the modern dormers were\u00a0 changed to\u00a0 match the one at the front.<\/p>\n

Consequently we think that since this application does not comply properly with the townscape policies of the Bournemouth Local Plan, it should be deferred for further discussion and improvement.<\/p>\n

53 Stokewood Road\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Ref.\u00a0\u00a0\u00a0\u00a0\u00a0 No.\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 7-2023-17292-C<\/strong><\/p>\n

This is an application to create a rear extension to an existing inter- war detached house. It\u00a0 exhibits slight Art Deco, austere influences with double bay windows front and back and with a shallow hipped roof.\u00a0 The main purpose of the new construction would be to complete the rectangular structure of the property by the creation of a completely new rear elevation to contain a larger kitchen dining area and\u00a0 more extensive sleeping accommodation.\u00a0 The new rear elevation would comprise a very wide, six panel French windows, two three light modern windows and a horizontal window above the main entrance on the front fa\u00e7ade.<\/p>\n

The Society is of the opinion that here is little attempt to design with a modernist ambience, well integrated extensions into the existing\u00a0 character of the\u00a0 property. \u00a0We suggest a more symmetrical appearance\u00a0 at the rear. \u00a0\u00a0\u00a0Thus: a less wide French window in the centre of the fa\u00e7ade\u00a0 with better integrated rectangular windows either side \u2013 also the substitution of the horizontal window in the front for a more fitting rectangular shape.<\/p>\n

We therefore feel that since this application is not fully compatible with the townscape policies of the Bournemouth Local Plan, it should be deferred for further consideration and improvement.<\/p>\n

173 Corhampton Road, Iford\u00a0\u00a0\u00a0\u00a0\u00a0 Ref.\u00a0\u00a0\u00a0\u00a0\u00a0 No.\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 7-2023-28903_A<\/strong><\/p>\n

This is an application to extend the rear section of an existing, mid twentieth century bungalow and to create a new upper floor, in order to increase living\/dining and sleeping facilities and to provide better utilities. There would be a new large pitched roof with dormers \u00a0and the new built foot print \u00a0although approaching nearer to the side boundaries would not be so different\u00a0 in size to those of neighbouring properties.\u00a0 The new\u00a0 rear elevation would have two pairs of four panelled French windows\u00a0 below and a four panelled modern window in the large gable above. At the front would be modern windows on the ground floor and within\u00a0 the complex double gable above.<\/p>\n

Overall the Society considers that the modern designed alterations and extensions to this bungalow generally respect the existing property and will not be a disturbing influence on the surrounding townscape.<\/p>\n

We have therefore concluded that since this application appears to fulfil all the conditions of the townscape policies of the Bournemouth Local Plan, it should be allowed.<\/p>\n

50 Belle Vue Road, Southbourne\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Ref.\u00a0\u00a0\u00a0 No.\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 7-2023-20897-E<\/strong><\/p>\n

This is an application to build a major two storey\u00a0 extension to the side and alterations and a one storey extension to the rear of a substantial detached property built in simplified Arts and Crafts\/Art Deco style of the Inter-War period. There would be a substantial extension to the existing, prominent hipped roof. The extensions would increase the living\/dining and sleeping space of the property and the rear elevation would consist\u00a0 of both a new two storey bay window with multiple fenestration and a small French window and\u00a0 a much larger four panelled French window attached to the one storey extension. \u00a0\u00a0\u00a0The front elevation would be widened by reason of the end elevation fo the side extension and provided with French windows and a three panelled window above .The existing conservatory would go and be replaced\u00a0 by a two storey bay window\u00a0 with multiple fenestration.\u00a0\u00a0 The main entrance would gain a porch.<\/p>\n

Generally speaking, the Society is quite content with the moderate design of the proposed changes. However in relation to the older style of\u00a0 the property, we think the glazing bars of the one storey French windows and \u00a0the new window over the main entrance are too wide and distracting.\u00a0 We suggest\u00a0 somewhat\u00a0 narrower glazing bars for both and for the French windows also,\u00a0 a fenestration arrangement that opens in concertina fashion.<\/p>\n

And so since we have decided that this application does not yet fully come up to the townscape policies of the Bournemouth Local Plan, We suggest it be differed for further discussion and improvement.<\/p>\n

44 Redhill Avenue,\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Ref.\u00a0\u00a0\u00a0 No.\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 7-2023-28620-C<\/strong><\/p>\n

This is an application to build a pair of semi-detached, studio style residences on a severed site to the rear of an existing developed location.\u00a0 The dimensions of the site are slightly larger than those adjacent: the built footprint would be somewhat larger than the existing house and take up about 35\/40% of the new site.\u00a0 It would be a chalet bungalow design with hipped roof and dormers and two pairs of four panelled French windows together with other vertical windows of different sizes.<\/p>\n

Although the Society finds the new design quite acceptable, we find then interiors rather cramped. More \u00a0importantly as in other instances, we think that the restrictive site dimensions make this location unsuitable for further development. If the development went ahead the Society would consider it to amount to overcrowding. We ask the Planning Department to be vigilant against any attempt to build merely for greed where further activity was never designated.<\/p>\n

Under such circumstances we have concluded that because this application does not comply with the townscape policies of the Bournemouth Local Plan, it should be refused.<\/p>\n

45 Markham Avenue\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Ref.\u00a0\u00a0\u00a0 No.\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 7-2023-10776-B<\/strong><\/p>\n

This is an application to create a new chalet bungalow with a new upper floor out of an existing mid twentieth century existing bungalow.\u00a0 Apart from some minor n alteration on other elevations the main alteration would\u00a0 be the building of a large extension to the property on the north east corner. Here there would be a new facade with French windows and a gable window above, all capped by a new larger more complex pitched roof.\u00a0\u00a0 There would be a series of interconnecting dormer windows on both long elevations which, together with the porch of the main entrance would be wood weather boarded.\u00a0 Fenestration would consist of modern windows of varying sizes.\u00a0 The new built foot print would be somewhat larger than those of surrounding properties.<\/p>\n

The Society feels that in general the design of the new extension is rather un co-ordinated. This is especially noticeable by the differing sizes of the windows and the choice of building materials.<\/p>\n

We would suggest that the fenestration should be better related to the wall proportions and the extensive wood weatherboarding be removed and replaced by more conventional building materials.<\/p>\n

Consequently since this application falls short of the townscape policies of the Bournemouth Local Plan, the Society suggests\u00a0 it be deferred for further discussion and improvement.<\/p>\n

Workshop to the rear of 8\/9 Deans Road, Pokesdown\u00a0\u00a0 Ref.\u00a0\u00a0 No.\u00a0 7-2023-28657-A<\/strong><\/p>\n

This is an application to convert an existing\u00a0 two storey structure, at present used for industrial purposes into a one bedroom dwelling.\u00a0 The building is situated within a closely built up area next door to a private car park with very restricted private space.<\/p>\n

The existing front fa\u00e7ade of symmetrically positioned windows and the entrance would be adapted for the new use. The rear elevation would contain a French window\u00a0 and three dormers in the pitched roof.\u00a0 Irrespective of the competent design, the Society thinks that the restricted location of the building make it unable to allow sufficient light and privacy for human habitation.\u00a0 Therefore as this application falls short of the townscape policies of the Bournemouth Local Plan, we recommend it be refused.<\/p>\n

61 Howeth Road\u00a0\u00a0 Ensbury\u00a0 Park\u00a0\u00a0\u00a0\u00a0 Ref.\u00a0\u00a0\u00a0 No.\u00a0\u00a0\u00a0\u00a0 7-2023-5135-F<\/strong><\/p>\n

This is an application to construct two detached, three bedroom houses parallel to each other on separate plots created from a single plot where the existing detached house would be demolished.\u00a0 The combined footprints would be somewhat larger than those of adjacent properties.\u00a0\u00a0 Each house would be designed in a simplified Arts and Crafts style \u2013 the front elevations displaying two storey tiled bay windows with French windows and casement windows at the rear.\u00a0\u00a0 The long side elevations would consist mainly of wall and contain the main entrances.\u00a0 Quite apart from the fear of increased traffic by local residents, the Society thinks that as each new property fills up nearly 50% of each severed site, the scheme if carried out would amount to over development. We would suggest a smaller single block containing 2 or 3 semi-detached dwellings.<\/p>\n

Thus since this application does not\u00a0 comply with the townscape policies of the Bournemouth Local Plan, we think it should be refused .<\/p>\n

1-2 Lansdown Crescent\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Ref.\u00a0\u00a0\u00a0 No.\u00a0\u00a0\u00a0\u00a0 7-2023-3111-AA<\/strong><\/p>\n

This is an application to rationalise existing retail facades on the ground floor of a long classical style terrace stretching from Lansdown Crescent to Lansdown Road and built during the later Nineteenth Century.\u00a0 It would contain a mixed use caf\u00e9 restaurant, a tatoo shop and a hot food takeaway.\u00a0 The new retail ground floor would, apart from four entrances, consist of large uniform sized glass display windows separated by divisions of varying thickness.<\/p>\n

The Society fully understands the economic need for the proprietor ( KFC ) to keep up to date but we feel strongly\u00a0 that\u00a0 the somewhat brash\u00a0 design proposed would create\u00a0 too much of a contrast with the more restrained traditional architecture in the upper part of the building.<\/p>\n

The Society feels that without excessively compromising its modern appearance, a less obvious contrast between the retail section and the rest of the building could be achieved by colouring the name board a more subtle colour \u2013 off white or beige and ensuring that every window division, except at the main entrance, is of uniform thickness.\u00a0 Local opinion is worried that the new emphasis at the retail part of social\u00a0 congregation could lead to night time behavioural problems.\u00a0 We agree with the view that for the sake of assisting local businesses some of the existing facilities such as Mail Boxes should be retained and the proposed take-away\u00a0 should not be included in the alterations.<\/p>\n

Therefore the Society have decided that since this scheme does not fully comply with the townscape policies of the Bournemouth Local Plan, it should be deferred for further discussion and improvement.<\/p>\n

298, 298a, 304\u00a0 Charminster Road\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Ref.\u00a0\u00a0 No.\u00a0\u00a0 10269-X<\/strong><\/p>\n

This is an application to\u00a0 construct two further storeys on an existing late nineteenth century office building and to add a new four storey extension to the rear.\u00a0\u00a0 The front fa\u00e7ade \u00a0reflects the general character of the existing structure.\u00a0 There are four symmetrically positioned casement windows below a mansard roof with three dormers.\u00a0\u00a0 The new rear fa\u00e7ade of three storeys has regular casement windows and a new entrance with a porch on the ground floor.<\/p>\n

The Society certainly feel that the heightened front fa\u00e7ade certainly compliments the appearance and height of its\u00a0 four storry neighbour.\u00a0\u00a0\u00a0 However in view of the generally two storey height of the surrounding commercial premises, it could appear that the two, four storey buildinge are rather too massive and somewhat overbearing for\u00a0 this piece of townscape. However although we do understand the plausible reasons for this application, for the sake of preserving the aesthetic balance of this part of Charminster Road, we would strongly recommend to the Planning Department than no other existing two story building in this area be\u00a0 heightened.<\/p>\n

And so since the Society can find no strong reason that this application does not comply with the townscape policies of the Bournemouth Local Plan, we think it should be allowed.<\/p>\n

7 Old Christchurch Road,\u00a0 The Square\u00a0\u00a0\u00a0\u00a0 Ref.\u00a0\u00a0\u00a0 No.\u00a0\u00a0\u00a0 7-2023-330-CC<\/strong><\/p>\n

This is an application to create a new storry containing a flat on top of a small \u00a0office block which was built in place of a renaissance style Victorian structure during\u00a0 the 1970\u2019s.\u00a0\u00a0\u00a0 The new addition would copy the design of the lower floors and the fa\u00e7ade would consist of floor to ceiling glass panels crowned with a fairly substantial flat roof.<\/p>\n

The Society has always\u00a0 considered\u00a0 the presence of this modernist structure a most unwelcome and undeserved planning mistake which badly disrupts a most iconic piece of historic townscape from\u00a0\u00a0 nineteenth century Bournemouth.\u00a0 However we do think that the extra height gained by this alteration generally will improve the spatial relationship of the adjacent facades between the W.H.Smith building and the National Westminster Bank.\u00a0 Therefore under the circumstances\u00a0 we cannot find any substantial objections to this scheme.\u00a0 Therefore because this application does not overtly\u00a0 contradict the townscape policies of the Bournemouth Local Plan,\u00a0 we think it should be allowed.<\/p>\n

335-337 Wimborne Road, near Waitrose, Winton\u00a0\u00a0 Ref.\u00a0\u00a0 No.\u00a0\u00a0\u00a0\u00a0 7-2023-5132-Q<\/strong><\/p>\n

This is an application to erect a small one\/two storey block of three studio flats on a very enclosed commercial location between the rear of retail premises facing on to\u00a0 Wimborne\u00a0 Road and the Waitrose Car Park.\u00a0\u00a0\u00a0 The new building would be designed in one and two storeys in the International Moderne style of the 1930\u2019s. The built foot print would encompass a basic rather austere rectangular shape and the front fa\u00e7ade would embrace three triple French windows with horizontal and rectangular windows to the rear.\u00a0 The size of the bedrooms would be exceptionally small.<\/p>\n

The Society while being quite happy with the basic design, feels\u00a0 that\u00a0 the overwhelmingly commercial nature of this very restricted site render it totally unsuitable for human habitation.<\/p>\n

And so, since this application in no way complies with the townscape policies of the Bournemouth Local Plan, we have decided it should\u00a0 be refused.<\/p>\n

16 Manor Road,\u00a0 East Cliff\u00a0\u00a0\u00a0\u00a0 Ref.\u00a0\u00a0\u00a0\u00a0 No.\u00a0\u00a0\u00a0\u00a0\u00a0 7-2023-374-U<\/strong><\/p>\n

This is an application to construct three semi-detached dwellings on the site of a substantial but much altered, late Victorian era detached property. The location is fairly enclosed in the vicinity of what were substantial private villas on the East Cliff which have been turned into flats.\u00a0 The new built foot print would be somewhat larger than those of neighbouring structures. The new development of three storeys would be designed in the mid \u00a0to late nineteenth century, \u201ccottage\u201d style and consist of two sections: The main part would have with\u00a0 two prominent gables to the front, a ground floor bay window and loggia by the main entrance\u00a0\u00a0 and symmetrical fenestration. The lesser part\u00a0 would have a hipped roof with dormers and one bay window combined with a long ground floor loggia.\u00a0\u00a0 North and west elevations\u00a0 would contain five traditionally designed, sets of French windows.<\/p>\n

Although the\u00a0 Society accepts that the general design of the three dwelling is quite a competent, we also agree with the heritage report that in respect to the visual context of the proposed new buildings, the dimensions\u00a0 and form of the latter are fare too massive in relation to the original structures.\u00a0\u00a0 It was also considered\u00a0 desirable that a properly integrated plan that preserved the mature landscape in the location should be presented. Further, local opinion believes that the original property on the site should be rehabilitated or at the very least the proposed historicist design of the three houses should be made more imaginative.<\/p>\n

Therefore after considerable thought the Society believes that om account of the inability of this application to accept the tenets of the townscape policies within the Local Bournemouth Plan, it should be deferred for further discussion and improvement.<\/p>\n

Former Bright\u2019s Department Store,\u00a0 14-24 Old Christchurch Road\u00a0 Ref.\u00a0\u00a0 No. 7-2023-4198-T<\/strong><\/p>\n

This is an application to convert the former House of\u00a0 Frazer store ( Brights ) on the corner of the Gervis Arcade and Old Christchurch Road into 9 commercial units, a night club and 149 residential units.\u00a0 A sun terrace would be opened on the roof.<\/p>\n

The Society realises it has become inevitable that the place of the grand department stores in modern retailing is no longer a commercial proposition.\u00a0\u00a0 The\u00a0 buildings of the former Beales and Bobby\u2019s department stores have been, or are about to be, sold with the hope\u00a0 of considerable revival in the future.\u00a0\u00a0 A plan has now been put forward to bring new life to the old Brights building.<\/p>\n

The Society is certainly pleased to learn of the new commercial units that are promised for the lower floors.\u00a0\u00a0 We are also happy to note\u00a0 that\u00a0 the fine facades of this listed building will also be restored.\u00a0 However in conjunction with local opinion the Society is not in favour of student flats and a night club to operate in the historic retail heart of the town. It is felt that a large number of small flats for temporary occupants and the social\u00a0 pressures generated by the night club, would not produce an acceptable atmosphere that could be easily appreciated by family visitors to the centre of the town.\u00a0 We would suggest that if it is inevitable that the upper floors of the building in question must be turned into accommodation, then we would suggest more spacious family flats of which there is a continuing demand throughout Bournemouth<\/p>\n

Therefore under the circumstances\u00a0 on account of the fact that this application falsl short of the standards set by the townscape policies of the Bournemouth Local Plan, we think it should be deferred for further discussion and improvement.<\/p>\n","protected":false},"excerpt":{"rendered":"

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