{"id":297,"date":"2016-06-06T09:14:43","date_gmt":"2016-06-06T08:14:43","guid":{"rendered":"http:\/\/bcs.mypagepreview.com\/?p=297"},"modified":"2016-06-06T09:14:43","modified_gmt":"2016-06-06T08:14:43","slug":"planning-applications-june-2016","status":"publish","type":"post","link":"https:\/\/bournemouthcivicsociety.org.uk\/comments-on-planning-applications\/planning-applications-june-2016\/","title":{"rendered":"Planning Applications June 2016"},"content":{"rendered":"

PLANNING\u00a0 APPLICATIONS\u00a0 RECEIVED\u00a0 BY\u00a0 BOURNEMOUTH\u00a0 PLANNING\u00a0 DEPARTMENT\u00a0 DURING\u00a0 JUNE 2016 \u2013 A\u00a0 CRITIQUE\u00a0 BY\u00a0 JOHN\u00a0 SOANE,\u00a0 BUILT\u00a0 ENVIRONMENT\u00a0 CONSULTANT TO THE \u00a0BOURNEMOUTH\u00a0 CIVIC\u00a0 SOCIETY<\/strong><\/p>\n

8-10 Maderia Road.<\/strong><\/p>\n

This is an application to build a four to six storey \u00a0student accommodation block for Bournemouth Arts University on the site of two large late nineteenth century villas in Madeira Road opposite the newly constructed Bournemouth Police Headquarters.<\/p>\n

The main structure which would take up a considerable portion of the front part of the site facing Madeira Road \u00a0consists of a large rectangular block of six storey \u00a0with two projecting wings of between three and five storeys along Stafford and Trinity Roads forming a small interior courtyard to the rear.\u00a0 The main entrance would be in Madeira Road and the entire building would be capped by a recessed penthouse story above which would be a distinctive entablature in classical style enclosing a flat roof.<\/p>\n

In the principal elevation along Madeira Road, the six storey facade would consist of a central section made up of a symmetrical series of vertical windows and flanked by two extremities of more articulated and asymmetrical,\u00a0 vertical\u00a0 fenestration\u00a0 encompassed by distinctive concrete collars. On the courtyard facade, the upper five floors would contain regular bands of smaller rectangular windows while the lower two storeys would consist of considerably larger rectangular lighting strips and include a prominent concrete portal enclosing glass doors. The shorter and lower side wings are designed in a combination of architectural forms taken from the central portion of the Madeira Road frontage and the courtyard facade of the main block.<\/p>\n

The Society is of the opinion that in comparison with the previous application for this site, the general design quality of the proposed building \u2013 but quite irrespective of urban context \u2013 has been improved.\u00a0 However we strongly feel that even with the stepping down of the height of the side wings to accommodate the generally\u00a0 lower height and lesser dimensions of the adjacent, older, more \u00a0traditional townscape between Madeira, Stafford, Old Christchurch, Lorne Park and\u00a0 Trinity Roads, \u00a0what is now proposed is still far too out of scale in relation to the properties on the south side of Madeira Road.<\/p>\n

In the Design Statement, it is suggested that the new student accommodation blocks, taken in respect to the adjacent recently built student accommodation blocks and the police administration buildings on the north side of Madeira Road, is sufficient justification of the proposed design of the new Arts University Accommodation \u00a0Block.\u00a0 On the contrary, the Society thinks that this assertion simply does not fully appreciate how completely Madeira Road now separates the new modern townscape on the northern side of this road from the generally much less dominant, more organic architecture on the southern side of the road. Furthermore the predominant use of red brick on this side of the road would be rudely interrupted by the planned use of harsher blue and white bricks to construct the new building.<\/p>\n

It is quite obvious to us that if the proposed application is allowed, an unfortunate precedent could be established that would result in the eventual\u00a0 replacement of the older buildings with modern unsuitable structures all the way from Stafford Road to Leyton Mount.<\/p>\n

Therefore\u00a0 if it is felt that small sized, flatted accommodation of one sort or another is considered appropriate to this site, the Society suggests that an amended design which breaks up the monolithic shape of the present proposals should be substituted.\u00a0 Each element should be at least two stories lower and be surmounted by a more traditionally shaped roof.<\/p>\n

Consequently we have concluded that since the present application does not properly fulfil the townscape policy conditions of the Bournemouth Local Plan, it should be deferred for further consideration. ( 4.19, i, ii and iii )<\/p>\n

46 Southbourne Coast Road\u00a0\u00a0\u00a0\u00a0\u00a0 Ref. No.2179-U<\/strong><\/p>\n

This is an application to build two detached, chalet bungalow style houses, on the site of a small, rambling inter war bungalow of no architectural significance. \u00a0The total built footprint of both properties would take up considerably more space than the existing bungalow ; both new built footprints being rectangular and\u00a0 parallel to each other. The quasi-traditionalist design of each structure would enclose neo-modernist features \u2013 thus exceptionally prominent gables enclosing very large windows and encased with concrete collars would be seen on the Southbourne Coast Road facades. \u00a0There would be two dormer windows on each of the rear elevations and on the ground floors, garage\u00a0\u00a0 entrances ( with roller doors ) together with house entrances, partially enclosed by concrete frames.<\/p>\n

The Society is of the opinion that what is proposed is a generally unimaginative and\u00a0 too high a density\u00a0 a \u00a0design that in form and style is totally\u00a0 inappropriate for the surrounding, more spacious bungalow neighbourhood.<\/p>\n

Such views are expressed in a fair number of letters of objection written by local residents.\u00a0 There is the general fear that if permission is granted for this development, precedents may be given for a considerable change for the area from a neighbourhood of well established family residences to a place of second holiday homes with little communal permanence and little Sense of Place.<\/p>\n

We would suggest that if two households are considered feasible on this site, they should be combined in a single structure designed in the visual form of a medium sized, interwar,\u00a0 chalet bungalow.<\/p>\n

Consequently, the Society feels that since this application does not completely fulfil all the townscape conditions of the Bournemouth Local Plan, it should be deferred for further consideration.\u00a0 (4.19, i, ii and iii )<\/p>\n

51-53 Shelbourne Road\u00a0\u00a0 Ref. No.\u00a0 7-2016-25677-B<\/strong><\/p>\n

This\u00a0 is an application to build \u00a0three, two-storey dwelling houses in the rear gardens\u00a0 of two semi-detached houses which border\u00a0 Shelbourne Road.\u00a0\u00a0 The new built footprint stretches across the entire width of 51\/53 Shelbourne Road \u2013 but the new properties will be only two thirds the area of these late nineteenth century properties at the front of the site.<\/p>\n

The proposed\u00a0 three houses would be quite simply designed in the form of a nineteenth century artisan terrace \u2013 with three entrances asymmetrically positioned on the ground floor of the front elevation together with casement windows positioned across the remained of the facade.\u00a0 The rear elevation would contain three casement windows above and three French windows below.<\/p>\n

The Society thinks that the restrained appearance of the three houses could be \u00a0appropriate for the rear positioning of residential development behind the modest\u00a0 late nineteenth small villas of this area of Springbourne.<\/p>\n

However the Society is mindful of the ever present threat of town-cramming, back land development and the negative impacts of new, higher density development in such neighbourhoods as this and so is wary of supporting a proposal that could set a precedence and become the first of similar that could be repeated through the area.<\/p>\n

Therefore, the Society, after consideration, has concluded that because this application is likely to transgress the townscape policies of the Bournemouth Local Plan, it should be refused. (4.19, i, ii and iii )<\/p>\n

25 McKinley Road\u00a0\u00a0\u00a0\u00a0\u00a0 Ref. No. 7-2016-9473-J<\/strong><\/p>\n

This is a planning application to extend an already extended, fine, Arts and Craft family house on three floors to create three more flats. The converted building is in a road of especially fine late nineteenth century, landscaped mansions which form an important part of the West Overcliff Drive Conservation Area.<\/p>\n

The extension would be on the north east corner of the building and would be brick and tile hung in the tradition of the Arts and Crafts Movement.\u00a0 The new built footprint would be in the form of a rectangular block which would be about one sixth the area of the existing house.\u00a0 There would be composite hipped roofs and the south west elevation would include a two storey bayed window.\u00a0 The remainder of the not especially well positioned fenestration would be of standard casement dimensions of the type frequently found in neo-Georgian residential developments.<\/p>\n

Thus although,\u00a0 at first sight it might appear that the proportions and style of this extension appear quite in order; on closer analysis by the Society it is clear that not only would this new wing seriously unbalance the original proportions and therefore the heritage value of the original building, but also that the architectural detailing of the facades \u2013 especially the design of the new windows \u2013 would be entirely inappropriate to the original appearance of the structure.<\/p>\n

Similar fears were taken up in numerous letters of complaint by the residents of McKinley Road.\u00a0 There was a general fear that this ad hoc method of extending and converting listed historic nineteenth\/early twentieth century houses\u00a0 was not only aesthetically inappropriate to particular structures but also diminished the general cultural value of the entire Conservation Area by degrading the quality of the accommodation offered.<\/p>\n

Consequently we feel strongly that since this application in no way fulfils the conservation area \u00a0criteria contained within the Bournemouth Local Plan, it should be refused.\u00a0 ( 4.4, i, ii and iii )<\/p>\n

13 Glenferness\u00a0 Avenue\u00a0\u00a0\u00a0\u00a0 Ref. No.\u00a0\u00a0 7-2016-5275-E<\/strong><\/p>\n

This is an application to build a two to three storey \u00a0block of 12 flats on the site of a modern 1960\u2019s style family house of doubtful architectural pretention. The site is within the Talbot Woods Conservation Area.<\/p>\n

The built footprint is substantially larger than that of the existing building and the general design of the proposed structure is in the form of a substantial\u00a0 facsimilie of a late nineteenth century family villa in historicist style.<\/p>\n

The principal facade is symmetrically set out with two elaborate gable projections \u2013 with attached, two storey, canted bay windows \u2013 either side of the main entrance.\u00a0 The extremities of the facade enclose French windows on both floors with wrought iron balconies on the first floor.\u00a0 Prominent hipped roofs incorporate four light windows in the gables and two large dormers at each end.<\/p>\n

The Society cannot deny that what is proposed is a competent, if somewhat predictable design presented in traditional form.\u00a0 We think the problem is whether such a building is absolutely appropriate on this site, \u00a0which stands at the border between the really fine series of substantial, single family houses built during the interwar period in modified Arts and Crafts Style in the flat section of Glenferness Avenue and the steep section of the same road just beyond devoted mainly to relatively uninspiring post war blocks of flats.<\/p>\n

We feel that irrespective of what ever style in which the proposed structure may be built, its presence on this spot could pose an ever present threat to the continued existence of older adjacent properties.\u00a0 Sentiments that have been reflected\u00a0\u00a0 in\u00a0 many letters by local residents who have no desire to see the flat section of Glenferness Avenue extended beyond Rothesay Road with the subsequent loss of privacy and family settings.<\/p>\n

If however it is decided that the site in question \u2013 being on the divide between existing houses and flat blocks –\u00a0 should be devoted to multiple residential use, the Society feels that the somewhat exuberant existing proposal\u00a0 should be adapted or replaced by a design of less excessive dimensions and \u00a0more apposite to the Arts and Crafts Style of the surrounding houses.<\/p>\n

We have therefore concluded that since this application does not fully comply with all the conservation policies of the Bournemouth Local Plan, it should be deferred for further discussion\u00a0 (4.4, i, ii and iii )<\/p>\n

9 Grand Avenue\u00a0\u00a0 Ref. No.\u00a0 7-2016-10761-N<\/strong><\/p>\n

This is an application to convert a detached, late nineteenth century villa into four flats; the property stands within a substantial and largely unaltered residential area of West Southbourne that was built during the \u00a0period of exceptional expansion of eastern Bournemouth after 1880.<\/p>\n

The alterations consist principally of the remodelling of the ineptly altered rear facade of the building and the provision of new dormer windows in the roof.\u00a0\u00a0 The new facade would be more symmetrically arranged with modern, vertical, casement windows, a sun lounge\/French windows on the ground floor and a balcony door above.\u00a0 The new French window and balcony originally shown on the first floor of the front facade will not be built.<\/p>\n

The Society regards this project as a good example of how,\u00a0 nineteenth and early twentieth century properties in older residential neighbourhoods in Bournemouth can be successfully adapted and modernised to meet the changing needs of modern seaside resorts.\u00a0 We recommend\u00a0 it\u00a0 without reservation.<\/p>\n

Therefore since this application fulfils the conditions of the townscape policies of the Bournemouth Local Plan, we think it should be allowed.\u00a0 ( 4.19, i, ii and iii )<\/p>\n","protected":false},"excerpt":{"rendered":"

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