{"id":589,"date":"2018-01-29T10:28:41","date_gmt":"2018-01-29T10:28:41","guid":{"rendered":"http:\/\/localhost\/mirror_bcs\/?p=589"},"modified":"2018-01-29T10:28:41","modified_gmt":"2018-01-29T10:28:41","slug":"planning-applications-december-2017","status":"publish","type":"post","link":"https:\/\/bournemouthcivicsociety.org.uk\/comments-on-planning-applications\/planning-applications-december-2017\/","title":{"rendered":"Planning Applications December 2017"},"content":{"rendered":"
PLANNING\u00a0 APPLICATIONS\u00a0 RECEIVED\u00a0 BY\u00a0 BOURNEMOUTH\u00a0 PLANNING\u00a0 DEPARTMENT\u00a0\u00a0 DURING\u00a0 DECEMBER\u00a0 2017 \u2013 A\u00a0 CRITIQUE\u00a0 BY\u00a0 JOHN\u00a0 SOANE,\u00a0 BUILT\u00a0 ENVIRONMENT\u00a0 CONSULTANT\u00a0 TO\u00a0 BOURNEMOUTH\u00a0 CIVIC\u00a0 SOCIETY<\/b><\/div>\n
<\/div>\n
Radcliffe Court, Manor Road, East Cliff.\u00a0\u00a0 Ref. No. 7-2017-2459-N ( or O )<\/u><\/b><\/div>\n
This is an application to seek permission to make certain minor alterations to the facade of the proposed replacement building which has gained planning consent, the main design of which has already been accepted by the Society.\u00a0 However we feel it is more important \u00a0that the principal elevation towards Manor Road should be improved by the elimination of the narrow north east projection immediately adjacent to the fully glazed, central entrance section of the facade.\u00a0 In its place we think a replication of the balconied facade section just to the west of the central entrance facade would be more appropriate.\u00a0 The Society therefore hope that this further design amendment will be considered.<\/div>\n
<\/div>\n
Rear of 79-81 Southbourne Grove, Southbourne. \u00a0Ref. No. 7-2017-4067-L<\/u><\/b><\/div>\n
This is an application to construct a pair of semi-detached dwellings from existing workshops at the rear of two existing late nineteenth century, retail\/ flat properties which would be accessed from\u00a0 Southbourne Lane East.<\/div>\n
With the exception of the addition of a pitched roof with dormers and \u00a0the creation of double entrance doors and three new windows towards\u00a0 Southbourne Lane, there would be little change to the existing rectangular shape of the building. The kitchen and dining areas would be in a new \u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0sub-basement lit by skylights; the living rooms would be on the ground floor and the bedrooms in the roof.<\/div>\n
The Society simply cannot accept the assertions expressed in the Design Commentary that the architectural quality of the new structure will be up to the generally accepted Lifetime home standards \u2013 nor that\u00a0 this renovation will enhance the general quality of the area.\u00a0 Instead we believe strongly that this application is overdevelopment on a considerable scale; there is no space whatsoever for car parking and basic infrastructure facilities and there is virtually no provision for a reasonable amount of open space between the north side of the new houses and the rear of the existing shops.\u00a0 We therefore feel that the Planning Department should make every effort to prevent the rear areas of\u00a0 shops in well established retail areas from being degraded in this way.<\/div>\n
Therefore the Society has decided that since this application in no way satisfies the townscape policies of the Bournemouth Local Plan, it should be refused.\u00a0 ( 4.19, i, ii, iii )<\/div>\n
<\/div>\n
24 Percy Road, Boscombe Manor.\u00a0\u00a0 Ref. No. 7-2017-3570-D<\/u><\/b><\/div>\n
This is an application to construct a two\/three storey block of eight flats on the site of a modern bungalow of minimal architectural importance in a neighbourhood of large and well designed, late nineteenth century family villas near\u00a0 Shelley Park.\u00a0 The site lies within the Boscombe Conservation Area.<\/div>\n
The principal street facade would have two slight projections at either end \u2013 together with two, two storey bay windows and prominent hipped roof above with dormers. The main entrance would be in the centre below a small porch and fenestration would be in\u00a0 the form of vertical modern windows, symmetrically placed.\u00a0 The rear elevation with just one projection would replicate architectural elements from the front facade.<\/div>\n
The Society is of the opinion that while what is proposed would certainly be a relative improvement\u00a0 on the existing building, the main entrance on the principal elevation should be redesigned in a central position with window strips of equal shape, either side.<\/div>\n
Moreover we also appreciate the fears expressed by local residents that the increased size of the new structure is likely to curtail a degree of privacy and light\u00a0 for adjacent structure and have an effect on the visual perspective of the existing townscape. People also felt that present \u00a0gardenscape of the site might also suffer but one of their main concerns was the further introduction of small flats in a predominantly family neighbourhood within Boscombe where there were already a superfluity of small flats.<\/div>\n
Consequently in view of this overriding fear that the basic social character of Percy Road might begin to be changed by the construction of this flat block, the Society has decided that since the conditions of the townscape policies of the Bournemouth Local Plan have not been observed, the application should be refused.\u00a0\u00a0 ( 4.19, i, ii, iii )<\/div>\n
<\/div>\n
25 Norwich Road, The Triangle. \u00a0Ref. No.\u00a0\u00a0\u00a0 7-2017-26280\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 <\/u><\/b><\/div>\n
This is an application to create a three storey block of six flats on the site of an unused series of workshops the late nineteenth century properties along Norwich Road (nos. 19,21,23 ) and within an existing building at one corner which fronts Norwich Road.\u00a0 The flats, with relatively spacious rooms would be constructed on two floors of the site in the form of an elongated rectangle with a shorter rectangle at right angles facing on to the road.<\/div>\n
The back wall of the flats would be constructed flush against the blank wall of an existing structure, whereas the front facades of the flats would be provided with a variety of different sized vertical windows and two wider glassed and gabled projections.\u00a0 However with the exception of the smaller section that would face the road, the only outlook for most of the windows would be the rear premises\u00a0 of\u00a0 nos. 19,21,23 Norwich Road across an almost non-existent rear court.<\/div>\n
The Society is thunderstruck by the spatial presumptions of this application.\u00a0 We can only say that such an overt disregard for the provision of a reasonable amount of clean air, good outlook and open space would\u00a0 be \u00a0more likely to be found amongst the surviving terraced houses of early nineteenth century mill workers in Preston than ever in Bournemouth.<\/div>\n
Under the circumstances we feel very strongly that since this application most certainly does not conform to the townscape policies of the Bournemouth Local Plan, it should be refused.\u00a0 (4.19,i,ii,iii )<\/div>\n
<\/div>\n
2 Petersfield Road,\u00a0 Boscombe East. \u00a0\u00a0\u00a0\u00a0Ref. No.<\/u><\/b><\/div>\n
This is an application to build five two and a half storey, semi bungalow dwellings on a spacious site in Arts and Crafts style: four properties parallel to each other and one at right angles to the others facing Petersfield Road.\u00a0\u00a0 Each house would have an entrance and bay window to the ground floor and two windows above on the ground floor and the rear facade would have a slight projection at ground floor level containing French Windows.<\/div>\n
The Society feels that although the basic design of each property is reasonably competent; both the small size of the houses and high density way in which they would be set out, makes this development at odds with the more spacious balance between built and un built form that was\u00a0 envisaged by the original designers of the Harewood Avenue\/Petersfield Road area. In particular local residents have expressed worries that the new scheme would degrade the existing capacious ambience of the existing family houses; parking problems and less privacy would be faced\u00a0 and the wider views towards Kings Park would be curtailed. Our own solution would be two or at the most, three, larger houses for this site. Therefore under the circumstances, we believe that because this application does not satisfy \u00a0the townscape policies of the Bournemouth Local Plan, it should be refused.\u00a0\u00a0 ( 4.19, i,ii,iii )<\/div>\n
<\/div>\n
79 Lowther Road, Malmesbury Park. \u00a0\u00a0Ref. No.\u00a0 7-2017-20301-D<\/u><\/b><\/div>\n
This is an application \u2013 similar to one that was refused in February last year \u2013 for the two storey extension of an existing family house in order to create six flats.\u00a0 The property was erected in Arts and Crafts style, as were\u00a0 the majority of houses erected in this neighbourhood in the early Twentieth Century.<\/div>\n
The extension would be designed in a neutral architectural style extending into the rear garden but the Society considers the most important aspect of this proposal is the threat it poses to the \u00a0future degradation of the existing balance between built and un built upon space which has always been an essential spatial characteristic of many of the historic, residential neighbourhoods of Bournemouth.\u00a0 Seventeen letters were received from local residents which drew attention to the likely increase in traffic, noise and inadequate parking facilities \u2013 as well as the inevitable degradation of established gardenscapes. In particular the unwelcome growth of an excessive number of flats was considered to have\u00a0 little to do with enhancing the quality of the area and more to do with mere financial gain.<\/div>\n
Therefore the Society calls upon the Planning Department to prevent \u00a0further attempts by developers to spoil historic, developed urban sites by insensitively planned urban extensions.<\/div>\n
Under the circumstances we feel that since the application fails to comply with the townscape policies of the Bournemouth Local Plan, it should be refused. ( 4.19, i, ii, iii )<\/div>\n
<\/div>\n
8 Carbery Avenue , Southbourne.\u00a0\u00a0 Ref. No.\u00a0\u00a0 7-2017-2515-H<\/u><\/b><\/div>\n
This is an application for the construction of a two\/three storey block of seven flats.\u00a0 The development would involve the demolition of a mid-twentieth century family house and the general shape of the new property would be generally traditional in mass and proportion with a multi-facetted hipped roof but with distinctive, modernist, architectural features on the main facades.\u00a0 There would be projections on both and the fenestration with a few exceptions would be in the form of large, rectangular, casement windows.<\/div>\n
In view of the fact that Carbery Avenue is a very attractive and well established place of residence in Bournemouth, it is not surprising that 26 letters about this proposal have been received by local residents.\u00a0 It is suggested that the developers have no proper feelings for the existing visual sensibility of this family neighbourhood and that if this scheme went ahead others would follow.\u00a0 It was also felt that since the site in question was situated on a curve, the situation would become dangerous for an increased number of cars.<\/div>\n
The Society agrees with much of the above and in particular we feel that the excessive form and mass of what is proposed would upset the spatial balance of this section of Carbery Avenue in relation to adjacent properties.\u00a0\u00a0 We would rather see the existing property retained but if redevelopment has to occur then it should be no more than the original application for a pair of semi-detached houses.<\/div>\n
We have therefore decided that since this application is not compatible with the townscape policies of the Bournemouth Local Plan, it should be refused ( 4.19, i, ii, iii )<\/div>\n
<\/div>\n
New road\/flyover entrance\/exit to Wessex Fields from the A 338\u00a0\u00a0\u00a0 Ref.\u00a0 No. 7-2017-9177-DH<\/u><\/b><\/div>\n
This is an application to construct a new junction on the Spur Road (A 338)to facilitate a better connection to Wessex Fields for the benefit of Bournemouth Hospital and the planned employment \u00a0estate.\u00a0\u00a0 Various new approach roads would connect south bound travellers to Riverside Avenue and thence to all parts of Wessex Fields. On leaving Wessex Fields in the opposite direction, the traveller would cross the Spur Road by a new bridge and by means of a new loop regain the Spur Road travelling north.<\/div>\n
Although a private bus company \u201cGo South Coast \u201c supports this project, no fewer 41 letters have been received \u2013 the vast majority objecting to what is proposed.\u00a0 The main reasons are to do with the presumed\u00a0 threat \u00a0to the Holdenhurst Conservation Area and the probable increase in noise and pollution that would reduce the enjoyment of the Stour Valley Green Belt.<\/div>\n
On the Wessex Fields side of the A338 whilst trees would lost many will be retained and the land needed for the road works is a relatively small proportion of the whole.\u00a0 We appreciate\u00a0 the need for better access into the Royal Bournemouth Hospital and the employment land adjacent and believe a solution is not impossible to getting people into and out of these existing and proposed facilities off the A338 southbound and then northbound\u00a0 to the A338 via Castle Lane and the existing roundabout.<\/div>\n
On the Holdenhurst \u00a0side of the A338, the land needed for road works is between the Holdenhurst Village Hall and the Townsend Estate.\u00a0 Here the engineering works and especially the raised carriageways will have a very great and negative impact on the views into and out of this historic village, undermine the character of the Conservation Area and the heritage assets and harm its agricultural setting and the Green Belt. It would also see the loss of the listed barn. We also believe that roadworks on this side of the A338 will inevitably increase the likelyhood of development pressures on the Green Belt.<\/div>\n
Therefore whilst the Society supports the principle of improving access into and out of Bournemouth Hospital and the adjacent employment land, the application as presented will ruin the setting and character of Holdenhurst Village Conservation Area, will harm the Green Belt potentially opening\u00a0 it up for wider loss and will see the demolition\u00a0 of a listed building so we believe the plan should be refused.\u00a0 (4.19,i,ii,iii )<\/div>\n
<\/div>\n
318-324 Holdenhurst Road, Springbourne.\u00a0\u00a0 Ref. No. 7-2017-2941-I<\/u><\/b><\/div>\n
This is an application to construct a four storey building consisting of four retail units and 23 flats on the site of several one storey vehicle repair facilities of negligible architectural significance.\u00a0 \u00a0Also on the ground floor would be public spaces accessed from the car parking area which adjoins Victoria Place.\u00a0 There would be 6 two bed flats; 12 one bed flats and 5 studios.\u00a0 The building would be in the modernised form of a mid-nineteenth century, commercial terrace with alternative coloured building materials on the principal facade and a mansard roof with dormers.\u00a0 The modern sash windows would be symmetrically arranged \u2013 four to each two bay section of the facade.\u00a0 There would be a modern, two story oriel window at the intersection of Holdenhurst Road and Victoria Place where the side elevation would be much simpler with smaller casement windows.<\/div>\n
The Society feels that this is a well designed building and we agree with the Design Comments\u00a0 in that the new structure will respect and fit easily within the mass and style of the mainly late nineteenth century townscape of the area.\u00a0\u00a0 All we would suggest is that a higher proportion of the flats should have two bedrooms.<\/div>\n
Overall therefore we conclude that since this application complies generally with the townscape policies of the Bournemouth Local Plan, it should be allowed.\u00a0\u00a0 ( 4.19, i,ii, iii )<\/div>\n
<\/div>\n
7-7a Beechwood Avenue, Boscombe Manor.\u00a0 Ref. No. 7-2017-26587-C<\/u><\/b><\/div>\n
This is an application to construct a new dwelling house in the form of a traditionally\u00a0 designed, chalet bungalow \u2013 in place\u00a0 of the refusal of the previous application on this site for a modern block of eight flats.<\/div>\n
What is now proposed is a small building in rural Arts and Crafts style with a hipped roof and dormers and two horizontal lines of vertical sash windows with upper divisions, either side of the central main entrance under a porch on the principal facade.<\/div>\n
The Society is of the opinion \u00a0that irrespective of the generally competent design here, that in proportional terms, the new building\u00a0 would destabilise considerably the existing balance of built to un built on space that was created by the spacious layout of the residential streets that were built in Boscombe Manor in the late Nineteenth Century.\u00a0 Indeed probably the only reason new buildings have been proposed for this site is its complete accessability by means of Beechwood Avenue.\u00a0\u00a0 If the proposed chalet bungalow were built, nearly 50% of the\u00a0 existing site would be developed; a higher level of building that is usually tolerated in Bournemouth.<\/div>\n
Consequently the Society is of the opinion that on planning grounds, because\u00a0 this application does not comply with the townscape policies of the Bournemouth Local Plan, it should be refused.\u00a0 ( 4.19, i,ii,iii )<\/div>\n
<\/div>\n
8a Wharfdale Road, Westbourne. \u00a0\u00a0Ref. No. 7-2017-9503-Q<\/u><\/b><\/div>\n
This is an application to construct an eight storey block of students\u2019 accommodation along the Wharfdale Service Road\u00a0 very close to Wessex Way near the Cambridge Road roundabout. The building would be designed in the form of a tall, rectangular concrete tower in contemporary modernist style with a flat roof.\u00a0\u00a0 The main east facade would contain various entrances and utilities on the ground floor and above would be six stories of horizontal lines of double window fenestration and a separate strip of three window lights.\u00a0 Above a prominent concrete collar which encompasses the building at this point, the top two floors have free standing windows and triple lights.\u00a0 While the west facade is similar in general design, the south side elevation consists of a blank wall and a narrow central lighting strip and the north side elevation has two lines of parallel, three light windows on every floor.<\/div>\n
Irrespective of the fact that some modern buildings exist in the general vicinity of the proposed structure, the Society believe that by reason of its overt modernist appearance and exceptional height it would stick out like a sore thumb in an area of predominantly lower buildings which are imbued with a greater degree of architectural sensibility. \u00a0Indeed we think it is a misnomer for the accompanying design commentary to presume that the new building will have the same aesthetic and spatial significance as the existing large complexes along Poole and Cambridge Roads.\u00a0 We are of the opinion that not only are none of these structures as high as the new accommodation tower, but also that their form, mass and design, enables them, with possibly one exception, to integrate more harmoniously and naturally with the adjacent townscape.<\/div>\n
The Society is sure that\u00a0 the new structure will be clearly seen from a very long distance (especially along Wessex Way) and its negative impact will therefore be greatly increased by the unimaginative and perhaps banal qualities of its facades; made up of identikit parts from the neo-modernist cannon and instantly forgettable. Further we find it extremely interesting that the Design Commentary goes to great length to demonstrate how every effort is being made to disguise the height of the extra two top \u00a0stories (an extra two in comparison with an earlier application ).\u00a0\u00a0 Might it be that it is realized, but not admitted, that the very high building\u00a0 now shown in the new design, really is not right for the location for which it is designed?<\/div>\n
Having discussed these matters at some length, the Society has concluded that since this application does not in any way satisfy the townscape policies of the Bournemouth Local\u00a0 Plan, it should be refused.( 4.19, i, ii, iii )<\/div>\n","protected":false},"excerpt":{"rendered":"

Click to read more<\/p>\n","protected":false},"author":1,"featured_media":0,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[3],"tags":[],"_links":{"self":[{"href":"https:\/\/bournemouthcivicsociety.org.uk\/wp-json\/wp\/v2\/posts\/589"}],"collection":[{"href":"https:\/\/bournemouthcivicsociety.org.uk\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/bournemouthcivicsociety.org.uk\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/bournemouthcivicsociety.org.uk\/wp-json\/wp\/v2\/users\/1"}],"replies":[{"embeddable":true,"href":"https:\/\/bournemouthcivicsociety.org.uk\/wp-json\/wp\/v2\/comments?post=589"}],"version-history":[{"count":0,"href":"https:\/\/bournemouthcivicsociety.org.uk\/wp-json\/wp\/v2\/posts\/589\/revisions"}],"wp:attachment":[{"href":"https:\/\/bournemouthcivicsociety.org.uk\/wp-json\/wp\/v2\/media?parent=589"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/bournemouthcivicsociety.org.uk\/wp-json\/wp\/v2\/categories?post=589"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/bournemouthcivicsociety.org.uk\/wp-json\/wp\/v2\/tags?post=589"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}