{"id":303,"date":"2017-01-06T09:35:40","date_gmt":"2017-01-06T09:35:40","guid":{"rendered":"http:\/\/bcs.mypagepreview.com\/?p=303"},"modified":"2017-01-06T09:35:40","modified_gmt":"2017-01-06T09:35:40","slug":"planning-applications-january-2017","status":"publish","type":"post","link":"https:\/\/bournemouthcivicsociety.org.uk\/comments-on-planning-applications\/planning-applications-january-2017\/","title":{"rendered":"Planning Applications January 2017"},"content":{"rendered":"

PLANNING APPLICATIONS\u00a0 RECEIVED\u00a0 BY\u00a0 THE\u00a0 BOURNEMOUTH\u00a0 PLANNING\u00a0 DEPARTMENT\u00a0 DURING\u00a0 JANUARY 2017\u00a0 –\u00a0 A\u00a0 CRITIQUE\u00a0 BY\u00a0 JOHN\u00a0 SOANE,\u00a0 BUILT\u00a0 ENVIRONMENT\u00a0 CONSULTANT,\u00a0 BOURNEMOUTH\u00a0 CIVIC\u00a0 SOCIETY<\/strong><\/p>\n

3 Wickham\u00a0 Road\u00a0\u00a0\u00a0\u00a0 Ref. No.\u00a0 7-2017-2071-O<\/strong><\/p>\n

This is an application to build a three storey block of ten flats on a double site within a neighbourhood of semi-detached, artisan houses put up as a purpose built neighbourhood in the vicinity of Pokesdown Station during the rapid expansion of Boscombe and Pokesdown during the late Nineteenth Century.<\/p>\n

The site is at present occupied by a large industrial building that formerly\u00a0 was used as a store.\u00a0 This structure, originally built in the 1890\u2019s, \u00a0is unique in that it combines utilitarian purpose with blank arcading design in the then fashionable but short lived neo-romanesque style.<\/p>\n

The proposal is to build over practically the entire site in the form of a\u00a0 massive, generally rectangular block in modernized Arts and Crafts style with a complex, prominent \u00a0pitched roof\u00a0 containing \u00a0dormers.\u00a0 The principal facade which would display a long gable ended projection towards the street, would have casement and French windows on the ground and first floors \u2013 while the rear elevation would have two shorter, gable ended projections at each corner and similar fenestration. The very long side elevations would contain a smaller number of windows, but one side would contain the main entrance in a small recessed courtyard;\u00a0 the\u00a0 other would\u00a0 embrace hardly any fenestration. The new structure would appear to be joined to an existing neighbouring building.<\/p>\n

The Society strongly feels that the mass and form of the new development is far too large and intrusive (the roof ridge is much higher than those of the adjacent houses ) to be able to fit comfortably into the existing scale and spatial structure of the surrounding townscape.\u00a0 We also think that the style of building would be inappropriate in comparison with the more traditional terraced house appearance in the area\u00a0 and widely seen in late nineteenth century urban neighbourhoods.<\/p>\n

Indeed these observations have been taken up by 18 letters about this proposal sent in by local residents.\u00a0\u00a0 Quite apart from considerable mention of the need to preserve the old store house as an architectural rarity, it was also felt that if new homes were to be built, there should be a smaller number, either in the form of new semi-detached houses or in smaller, more complimentary, flat blocks.\u00a0\u00a0 There were also fears for loss of privacy due to the closeness of the building lines to neighbouring properties and the inadequate facilities for parking \u2013 already a considerable problem in this road.<\/p>\n

In conclusion the Society would point out the increasing tendency of some developers\u00a0 in Bournemouth to try and obtain permission to build excessively \u00a0large blocks of flats disguised in historic styles within inappropriate locations throughout well established residential neighbourhoods.\u00a0 We would also suggest \u2013 as in this case – that the very high percentage of a site that has been used for industrial purposes, simply cannot be used in the same way \u00a0if the site is then to be devoted to residential use.\u00a0 In this application over 85% of the site would be built on; there would be minimal open space and no room whatsoever for proper landscaping. The Society think that the building of this structure would be an outrage against all the civilized building conventions that have evolved in Bournemouth over the previous 150 years.<\/p>\n

Consequently\u00a0 \u00a0after mature consideration, we feel that since this application in no way satisfies the townscape conditions of the Bournemouth Local Plan, it should be rejected.\u00a0\u00a0 ( 4.19, i, ii, and iii )<\/p>\n

212 Malvern Road\u00a0\u00a0\u00a0 Ref.\u00a0 No.\u00a0\u00a0\u00a0 7-2017-6151-l<\/strong><\/p>\n

This is an application to reconstruct \u00a0the corner of what was originally a block of several shops that were built in the form of a flat roofed terrace built in quasi-Georgian revival style during the interwar period.<\/p>\n

The intention is to build a two\/three story block of four flats to compliment the residential facilities already constructed where the\u00a0 other shops were located.\u00a0\u00a0 The principal facade would have a central gabled projection and the fenestration would mainly be in the form of pronounced, rectangular casement windows; the rear facade would be contiguous with the existing terrace.<\/p>\n

The Society find the principal elevation exhibits a poor lever of integrated design with the adjacent terrace and a local resident has also pointed out that the proposed pitched roof is incompatible with the adjacent, classical flat roof.<\/p>\n

We would also echo this resident\u2019s additional fear over insufficient parking spaces and in addition\u00a0 point out to the Planning Department \u00a0that the loss of corner convenient stores in residential areas where there are few other retail outlets,\u00a0 \u00a0can be considered on occasions,\u00a0 a\u00a0 significant reduction of essential urban amenities.<\/p>\n

The Society has therefore decided that under the circumstances; since the the townscape policies of the Bournemouth Local Plan have not been fully observed, the application should be deferred for further discussion. ( 4.19, i, ii, and iii )<\/p>\n

8 Wimborne\u00a0 Road\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Ref. No.\u00a0 7-2017-10348-F<\/strong><\/p>\n

This is an application to alter and extend existing structures on the site to create\u00a0 14 flats.\u00a0 The principal building on the site is a large, family, holiday mansion built in a romanticised, traditional style that was very popular at the more exclusive maritime resorts at this time. A fair number of\u00a0 such properties still exist in the immediate area of Wimborne and Braidley Roads and they form a principal visual element of the Meyrick Park and Talbot Woods Conservation Area.\u00a0 The other structure on the site is the former coachhouse.<\/p>\n

The principal change to the main building would be a small, three story addition to the east side. \u00a0On the principal facade this would include addition vertical sash windows and a shallow pitched roof.\u00a0 To the rear, the new work would be mainly in the form of an integrated blank wall, capped by a French chateau, separate roof.<\/p>\n

After much thought the Society has concluded that the extension is not sufficiently prominent, fundamentally to change the basic proportional balance of the two principal facades.\u00a0\u00a0 However we think the new glass panelled structure created between the two chimneys on one \u00a0of the side elevations could be better designed and that the new pitched roof on the\u00a0 principal elevation should be made more prominent.\u00a0 We are satisfied that the low rise extensions to the old coach house are in accordance with the traditional artisan style of the original.<\/p>\n

The Society has therefore decided that since this application does not entirely fulfil the conditions of the townscape policies of the Bournemouth Local Plan, it should be deferred for further discussion.\u00a0 (4.4, i, ii, iii)<\/p>\n

88 Strouden Road\u00a0\u00a0\u00a0 Ref. No. 18325-D<\/strong><\/p>\n

This is an application to create four terraced, staggered houses on the site of a disused builders yard on backland in the midst of an early twentieth century residential neighbourhood of small, mainly detached houses. The new entrance to the development would be via an existing private drive.<\/p>\n

Apart from the retention of the old office, the site would\u00a0 be almost completely built over.\u00a0\u00a0 The principal and rear facades of each house would be designed in an austere modernist style;\u00a0 the fenestration arrangements on the front elevations would be in the form of narrow vertical lighting strips on the ground floor with larger rectangular apertures above.\u00a0 Larger rectangular lighting frames would grace the rear elevations.<\/p>\n

The Society takes the view that the general mass, form and style of the proposed development would make it totally unsuitable for the more traditional layout of this part of Bournemouth.\u00a0\u00a0 We think the density of the construction \u2013 occupying over\u00a0 85% of the site \u2013 is simply not compatible with accepted planning practices in the town \u2013 and in this case it is especially \u00a0ill advised to be located\u00a0 on an interior site that can only increase in a negative way, excessive overcrowding. Six letters from local residents express fears over the alien appearance of the proposed development in comparison with the existing townscape as well as problems relating to inadequate car parking and loss of privacy.<\/p>\n

The Society suggests that a semi-detached pair of houses on the site might be the best solution.<\/p>\n

Therefore, we have decided that because the application does not abide by all the conditions of the townscape policies of the Bournemouth Local Plan, it should be refused.\u00a0\u00a0 ( 4.19. i, ii, and iii )<\/p>\n

6-10\u00a0 North Avenue\u00a0\u00a0\u00a0\u00a0 Ref.\u00a0\u00a0 No.\u00a0\u00a0\u00a0\u00a0\u00a0 7-2017-26430-A<\/strong><\/p>\n

This is an application to build nine terraced dwelling houses on a large plot in the midst of a post war, small scale, residential neighbourhood .at Kinson, between New and Wimborne Roads. Some demolition of existing structures on the site is necessary and eventually four houses would be sited in a terrace facing the road with smaller sections containing the remainder of the properties, \u00a0behind and to the side.<\/p>\n

The\u00a0 new development would be designed in a modernised Arts and Craft style with a white plastered first floor, casement windows and a shallow pitched roof. The Society is convinced that the site is just about spacious enough to contain the projected layout and that the general design is reasonably compatible with the adjacent buildings.<\/p>\n

Accordingly, we have concluded that since this proposal fulfills the general conditions of the townscape policies of the Bournemouth Local Plan, it should be allowed.\u00a0\u00a0 ( 4.19, i, ii, and iii )<\/p>\n","protected":false},"excerpt":{"rendered":"

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