{"id":305,"date":"2017-02-06T09:36:22","date_gmt":"2017-02-06T09:36:22","guid":{"rendered":"http:\/\/bcs.mypagepreview.com\/?p=305"},"modified":"2017-02-06T09:36:22","modified_gmt":"2017-02-06T09:36:22","slug":"planning-applications-february-2017","status":"publish","type":"post","link":"https:\/\/bournemouthcivicsociety.org.uk\/comments-on-planning-applications\/planning-applications-february-2017\/","title":{"rendered":"Planning Applications February 2017"},"content":{"rendered":"

PLANNING\u00a0 APPLICATIONS\u00a0 RECEIVED\u00a0 BY THE PLANNING\u00a0 DEPARTMENT,\u00a0 BOURNEMOUTH\u00a0 DURING\u00a0 FEBRUARY 2017 \u2013 A\u00a0 CRITIQUE\u00a0 BY\u00a0 JOHN SOANE,\u00a0 BUILT\u00a0 ENVIRONMENT\u00a0 CONSULTANT\u00a0 TO\u00a0 BOURNEMOUTH\u00a0 CIVIC\u00a0 SOCIETY<\/strong><\/p>\n

10 \u2013 12 Lorne Park Road\u00a0\u00a0\u00a0\u00a0 Ref. No.\u00a0 7-2017-11880-D<\/strong><\/p>\n

This is an application to build a three\/four storey block of 15 flats on the site of a pair of conventional, late nineteenth century, semi-detached houses.\u00a0 With the exception of no. 14, Lorne Park Road which has been rebuilt as a block of flats in Arts and Crafts style this, the northern side of the road, \u00a0has been redeveloped in the form of modernist block of flats as far as Trinity Road where on the\u00a0 western side, modern\u00a0 residential terraces have also been constructed.<\/p>\n

The new foot print is not overlarge for the site but it is asymmetrically positioned in comparison with neighbouring properties in order to accommodate car parking spaces.\u00a0 The principal facade is in the form of a very plain rectangular block \u2013 topped by a thick flat concrete roof – \u00a0with fenestration in the form of large, two to three light, vertical windows separated by a mixture of concrete and wooden weather boarded structural divisions. The principal entrance would be in the centre with narrow vertical lighting above. \u00a0\u00a0The rear elevation would be very similar and the side elevations would be mainly wall with an upper string course, divided mainly by a single strip of vertical windows.<\/p>\n

The Society feels that the proposed building is unsuitable for the following reasons:-<\/p>\n

Although, as indicated in the Design Statement, a\u00a0 number of modernist buildings have been built recently in the general vicinity \u2013 especially along Maderia Road, we think that their general presence does not relate in the mass and form of a specifically visual context, to the particular spatial circumstances of the site in question.\u00a0 The latter is uniquely placed between the set back modernist blocks of flats along the western portion of Lorne Park Road and the generally still existing, late nineteenth century residential and commercial townscape in the eastern part of Lorne Park Road.<\/p>\n

We certainly concede that a well designed\u00a0 building with modern characteristics is feasible on this site \u2013 but it must be compatible with the more integrated and creative, modernist design exhibited by the recently built flats at nos. 4 to 8, Lorne Park Road.\u00a0 However the Society also feels that the new building on the site in question must act as a visual intermediary together with no. 14 between the extensive modernist and more\u00a0 traditional architectural elements in Lorne Park Road.<\/p>\n

Consequently we think\u00a0 there is all the more reason for the appearance of the new structure at 10-12 Lorne Park Road to be relatively compatible with the Arts and Crafts appearance of the neighbouring flat block at 14 Lorne Park Road.<\/p>\n

Therefore \u00a0having regard to all the above circumstances , we have concluded that if built, the present\u00a0 proposals \u00a0would be a visual blot on the whole of Lorne Park Road – indeed the completion of this design could give the impression in a superficial way, of an enormous, upended, matchbox. \u00a0The Society has therefore concluded that\u00a0 because the present application does not fulfill the conditions of the townscape policies of the Bournemouth Local Plan, it should be refused.\u00a0\u00a0 Policy\u00a0 4.19, i, ii, and iii<\/p>\n

 <\/p>\n

Former Coal Yard,\u00a0 Ashley Road\u00a0\u00a0 \u00a0Ref. No. 7-2017-1221-l<\/strong><\/p>\n

This is an application for the complete redevelopment of probably one of the \u00a0largest remaining brown field sites in Bournemouth.\u00a0 This is the former railway coal yard that, together with the now demolished Boscombe station, was\u00a0 laid out by the London and South Western Railway in the late Nineteenth Century.\u00a0 The site is triangular lying between the main line to London and Ashley and North Roads; the current proposal is for the construction of 60 dwellings : 17 in the form of\u00a0 two storey, semi- detached dwellings mainly along North Road and the remainder in the form of two blocks of three\/four\u00a0 storey flats along Ashley Road and within the central part of the site.<\/p>\n

The site is completely clear of buildings but it is planned that considerable stretches of natural landscaping \u2013 as in the north western part of the site \u2013 will be preserved;\u00a0 further,\u00a0 \u00a0in order to facilitate the easier movement of increased traffic in respect to the proposed \u00a0dwellings, a new main entrance for all vehicles would be made in North Road.<\/p>\n

The Society strongly welcomes the complete rejuvenation of a considerable area of central Bournemouth which has been neglected and decaying for over 15 years.\u00a0 We feel that apart from providing much needed further accommodation near the town centre at reasonable cost, there will be an obvious improvement in the visual quality of the surrounding townscape which should enhance a new\u00a0 sense of community within the area –\u00a0 which has taken time to develop following the closure and demolition of the old Boscombe Hospital many years ago.<\/p>\n

Each pair of semi-detached houses would be designed in the form of nineteenth century artisan cottages ; each pair being crowned by a prominent hipped roof with dormers.\u00a0\u00a0 The principal elevations of each pair of houses are on the north side away from North Road for ecological reasons and each house would be two bays wide with small casement windows above and to the side of the main entrance.<\/p>\n

Along \u00a0Ashley\u00a0 Road, the two main flat blocks would be arranged in a symmetrical manner either side of the main pedestrian entrance to the site and would be designed in a conventional modernist manner with contrasting architectural elements made up of different materials\u00a0 The fenestration would mainly be in the form of varyingly sized, rectangular windows with wider horizontal strip lighting at the extremities.\u00a0 The roof of both blocks would be flat with glass panelled penthouses at both ends.<\/p>\n

The Society is of the opinion that while the general design of the semi detached house is quite satisfactory \u2013 complimenting as it does the existing late nineteenth century terraces on the other side of North Road, we think that the rather conventional, modernist conception of the flat blocks along Ashley Road could be considerably improved.\u00a0\u00a0 While the general mass and form of the two blocks is satisfactory, we think the fenestration is too varied in shape and not especially well integrated into the general architectural shape of the whole composition. The Society therefore feel there has to be a much stronger contrast between the horizontal ambience of the entire facade and a greater vertical emphasis of the window shapes.\u00a0 If these changes were made, we feel that the general late nineteenth century architectural unity of the townscape along Ashley Road would be enhanced and preserved.<\/p>\n

Consequently, the Society has concluded that since this application does not entirely fulfil the townscape policies of the Bournemouth Local Plan, it should be deferred for further discussion.<\/p>\n

Land adjacent to Branksome Dene Road\u00a0\u00a0\u00a0 \u00a0Ref. No.7-2017-26088-A<\/strong><\/p>\n

This is an application to construct two small houses in late nineteenth century,\u00a0 part-half-timbered, traditional style on the site of a single property in the vicinity of a neighbourhood that was developed on spacious plots in the early Twentieth Century in Arts and Crafts\/Art Deco styles.<\/p>\n

The Society cannot fault the cottage orne appearance of what is proposed but in view of the 51 letters\u00a0 that have been received about this application, we are forced to concede that in this case the planning implications of this application are more significant than the proposed architectural style.<\/p>\n

We note that virtually every letter, in rather similar vein in respect to similar planning application regarding large plots in Talbot Woods, expresses the opinion that the generally spacious layout of\u00a0 the neighbourhood of Branksome Dene Road was designed for single large properties\u00a0 on\u00a0 fairly large plots.\u00a0\u00a0 Therefore many people expressed the fear that if this application was allowed, it would open the floodgates for a general assault by developers on back gardens in the area which could eventually\u00a0 threaten the substantial Art Deco houses in Mountbatten and Cassel Roads.<\/p>\n

After careful consideration the Society thinks that in order to protect the quality of adjacent buildings; either the existing property on the site should be modernised for private occupation, or a single new property \u2013 either as a private residence or as two or three flats should replace it.<\/p>\n

Under the circumstances, we have decided that since this application does not fully comply with the townscape policies of the Bournemouth Local Plan, it should be refused. ( 4.19 ,i,\u00a0 ii,\u00a0\u00a0 iii )<\/p>\n

1\u00a0 Poole Road \u00a0\u00a0\u00a0\u00a0\u00a0\u00a0Ref. No.\u00a0 7-2017-557-S\u00a0\u00a0\u00a0\u00a0\u00a0 <\/strong><\/p>\n

This is an application to build a three storey block of 15 flats in place of the existing, much altered, Edwardian family villa and the attached, four storey, modern office block;\u00a0 the entire complex is at present used as offices and is on the edge of the West Ciff and Poole Hill Conservation Area<\/p>\n

What is proposed is a rectangular shaped block which would be more centrally\u00a0 positioned on the site in comparison with the dimensions of the existing structure.\u00a0\u00a0 The principal elevation which would be crowned by a prominent hipped roof would be designed in a simplified Arts and Crafts style with two staged, slight projections with separate roofs and\u00a0 small gables at the peripheries.\u00a0 Fenestration would be in the form of two and three light vertical windows, symmetrically positioned across the entire facade, including two central dormers. The classical ambience of the rear facade \u2013 complete with central pediment – \u00a0would be interrupted by the asymmetrical positions of different sized \u00a0windows and one lesser side gable;\u00a0 the side elevations would include single projections, partially symmetrical fenestration and the main entrance on\u00a0 the South East side.<\/p>\n

Irrespective of the absence of the expected main entrance on the principal facade, the Society certainly feels that the proposed building would be a considerable aesthetic improvement to the existing visually un-coordinated structure.\u00a0 We also think that in conjunction with approval for a new block of flats that will be constructed next door at 2 West Hill Road in traditional late nineteenth century\u00a0 seaside villa style; this entire section of West Hill Road should recover its original architectural quality and eventually help preserve and enhance\u00a0 the distinctive residential quality of this part of the West Cliff.<\/p>\n

However we do suggest that since there appears to be no good reason for the proposed asymmetrical appearance of the rear facade, this lapse should be remedied as soon as possible.<\/p>\n

Therefore the Society has concluded that since this application appears to satisfy the conservation policies of the Bournemouth Local Plan, it should be allowed.\u00a0 ( 4.4, i, ii,\u00a0 and iii )<\/p>\n

14-18 Wharfdale Road\u00a0\u00a0 Ref, No. 7-2017-16553-F<\/strong><\/p>\n

This is an application to construct four residential blocks containing 8 houses and 12 flats on the northern half of this site that fronts Wharfdale Road and two large structures containing\u00a0 8 commercial units on the southern half of this site which fronts the Wharfdale service road.<\/p>\n

The Society realise that it is a considerable anomaly to deal with both residential and commercial uses on the same site.\u00a0 But we understand this situation has arisen because a small parcel of land between both Wharfdale Roads was originally used for part service\/part commercial facilities in connection with the now demolished West Railway Station in Bournemouth during the Nineteenth Century.\u00a0\u00a0 Subsequently, \u00a0intermittent residential development during the last 100 years has surrounded this industrial land.<\/p>\n

In the application, the two halves of the site would be completely divided from each other. In the residential section, apart from the three storey flat blocks,\u00a0\u00a0 two smaller blocks would contain six terraced houses between them and the smallest structure, two further houses.\u00a0\u00a0 Each property would exhibit traditional proportions with hipped roofs and gables with mainly double casement windows encased in concrete frames.\u00a0\u00a0 The ground floors of the rear elevations of the houses would be in the \u00a0form of French windows and the main central entrances of the flat block and lighting strips above would be prominently, architecturally\u00a0 emphasised and crowned by small gables.\u00a0 The industrial units would be fairly traditional in appearance with hipped roofs and symmetrically placed windows and entrances.<\/p>\n

Granted the relatively secluded and unique position of this site, the Society feels that the somewhat eclectic architectural appearance of what is proposed might be considered acceptable under the circumstances.\u00a0 However we have considerable doubts as to whether on amenity grounds, residential and industrial uses would be suitable in such close proximity with each other.\u00a0\u00a0 We rather think the low rise older buildings that are at present on the site should be modernized \u2013 \u00a0together with other new buildings of moderate dimensions \u2013 and utilised in the form of start up high tech pods, offices and small commercial enterprises.<\/p>\n

The Society therefore has concluded that since this application does not fully comply with the townscape policies of the Bournemouth Local Plan, it should be refused.\u00a0 (4.19, i, ii and iii)<\/p>\n

79 Lowther Road\u00a0\u00a0 Ref.\u00a0 No.\u00a0\u00a0\u00a0\u00a0 7-2017-20301-C<\/strong><\/p>\n

This is an application to construct an extension to an existing family house in order to make six flats.\u00a0\u00a0 The property was erected in Arts and Crafts style, similar to the majority of houses in this neighbourhood during \u00a0the early Twentieth Century.<\/p>\n

The extension would be designed in a neutral architectural style extending into\u00a0 the rear garden \u2013 but the Society considers the most important aspect of this proposal is the threat it poses to the future degradation of the existing balance between built and un built on \u00a0space which has always been an essential spatial characteristic of many of the historic residential neighbourhoods of Bournemouth. We therefore call upon the Planning Department strongly to refuse further attempts by developers to degrade further garden sites\u00a0 by insensitively \u00a0planned extensions. \u00a0Eleven letters express this same point of view and in particular the debasement of the appearance of the area and the decline of family values by these changes.<\/p>\n

Under the circumstances we feel that since this application does not uphold the townscape policies of the Bournemouth Local Plan, it should be refused.\u00a0\u00a0 ( 4.19, i, ii and iii )<\/p>\n","protected":false},"excerpt":{"rendered":"

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