{"id":609,"date":"2018-03-09T09:17:37","date_gmt":"2018-03-09T09:17:37","guid":{"rendered":"http:\/\/localhost\/mirror_bcs\/?p=609"},"modified":"2018-03-09T09:17:37","modified_gmt":"2018-03-09T09:17:37","slug":"planning-applications-january-2018","status":"publish","type":"post","link":"https:\/\/bournemouthcivicsociety.org.uk\/comments-on-planning-applications\/planning-applications-january-2018\/","title":{"rendered":"Planning Applications January 2018"},"content":{"rendered":"
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PLANNING APPLICATIONS RECEIVED BY BOURNENMOUTH PLANNING DEPARTMENT JANUARY 2018 <\/b><\/div>\n<\/div>\n
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A\u00a0 CRITIQUE\u00a0 BY\u00a0 JOHN\u00a0 SOANE,\u00a0 BUILT\u00a0 ENVIRONMENT\u00a0 CONSULTANT\u00a0 TO\u00a0 BOURNEMOUTH\u00a0 CIVIC\u00a0 SOCIETY\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 <\/b><\/div>\n<\/div>\n
71-81\u00a0 Seabourne\u00a0 Road, Pokesdown: \u00a0\u00a0\u00a0Ref.\u00a0 No.\u00a0\u00a0\u00a0 7-2018-1589-O<\/u><\/b><\/div>\n
This is an application for the construction of a three and a half storey block of 22 flats with storage and garaging units at ground level to be built on the site of a warehouse with offices.\u00a0 It is a second submission for a similar form of redevelopment of \u00a0this site.\u00a0 The built footprint appears to be in the form of a large rectangle facing \u00a0Seabourne Road \u2013 together with a small conjoined, two storey block to the rear. The form and mass of the new structure will be considerably greater than the area used by the present buildings. The ground floor appears to be intended for storage and\/or garaging while the residential upper floors would have restrained vertical fenestration (including dormers ) and the principal facade would be divided into mainly regular sections by means of pilaster\u00a0 strips which would be continued by projecting\u00a0 divisions across the hipped roof above.\u00a0 However an alternative design has also been submitted in the form of a more traditionally designed, late nineteenth century mansion block of three and a half stories \u2013 complete with gabled projections, symmetrically placed vertical windows and a prominent hipped roof.<\/div>\n
The prospect of living with the first design has prompted 35 letters of general comment by local inhabitants in which the main fear is the unsuitability of yet more, undersized, one bedroom flats in a neighbourhood of predominantly, family\u00a0 residences.\u00a0 It was considered that the new occupants would\u00a0 have virtually no recreation space, inside or out and that the existing parking problems would be worsened.\u00a0 As one correspondent\u00a0 suggested \u00a0\u2013 small miserable flats for small miserable lives.<\/div>\n
Further it was felt that such a structure was out of scale with the surrounding townscape and that a smaller building with fewer, larger sized flats would be more in keeping with the Boscombe and Pokesdown Neighbourhood Plan.<\/div>\n
The Civic Society certainly agrees that a less bulky structure containing a smaller number of larger flats would be the ideal solution.\u00a0 However, if a choice is still to be made between the two different designs for this site, then we would prefer a somewhat scaled down version of the second, more integrated design.<\/div>\n
Consequently, since this application does not fully satisfy all the townscape policies of the Bournemouth Local Plan, we think it should be refused.\u00a0 ( Policy 4.19, i, ii, iii )<\/div>\n
40 Florence Road, Boscombe:\u00a0 \u00a0\u00a0\u00a0Ref. No. 7-2018-2018-G<\/u><\/b><\/div>\n
This is an application to construct a medium sized, two and a half storey block of\u00a0 nine flats in the form of a Victorian mansion block in place of a well designed residence constructed when this neighbourhood was developed in the late Nineteenth Century. The new structure would occupy a larger built footprint\u00a0 than the present house and the principal facade below a prominent hipped roof, would\u00a0 encompass two slight projections with gables \u2013 each connected with two storey bay windows.\u00a0 The rear\u00a0 elevation would be a simplified version\u00a0 of the front and the main entrance would be on the asymmetrical side elevation \u2013 near to an elegant external chimney structure. \u00a0\u00a0\u00a0The vertical fenestration would be designed in a generally regular fashion.<\/div>\n
There were 15 letters from local residents and the main feeling was that the traditional appearance of the building disguised the fact that what would be built would be accommodation of excessively high density where the one bedroom flats would fall considerably below national spatial standards of 61 sq. metres per flat.\u00a0 Moreover it was felt that the loss of the perfectly serviceable existing house would result in a further loss of character within a significant, historical residential\u00a0 neighbourhood with a further increase in inadequate parking facilities.<\/div>\n
The Civic Society think that although the submitted design might\u00a0 be considered an adequate replacement in this area for a structure of insignificant architectural importance, in this case, bearing in mind the high quality of the building now on the site, further discussions should take place in order to explore the possibility of converting the property into a smaller number of more spacious flats.<\/div>\n
We would also strongly advise the Planning Department to create a policy that sets strict proportional limits as to the number of original houses that can be redeveloped within well established, historical residential neighbourhoods.\u00a0 For no new construction, however sensitively design can ever be aesthetically superior to an original creation.<\/div>\n
Therefore the Society has decided that since this application does not comply with the townscape policies of the Bournemouth Local Plan, it should be refused.\u00a0\u00a0\u00a0 (Policy 4,19, i, ii, iii)<\/div>\n
1008 Wimborne Road, Moordown: \u00a0\u00a0\u00a0\u00a0Ref. No.\u00a0\u00a0 7-2018-3141-W<\/u><\/b><\/div>\n
This is an application to build two separate dwelling houses in the rear section of the existing car park of The Hollies public house in Moordown.\u00a0 The two buildings would be of two stories with pitched roofs and be positioned parallel to each other. The principal, narrower main elevations would be very simple with regularly positioned rectangular windows, porched entrances and French windows.\u00a0\u00a0 The Society thinks that the interior arrangements, including three bedrooms on the first floor would be reasonably spacious; therefore we would suggest to the Planning Department that further encouragement should be made to build more concisely designed residences of this type at reasonable prices, for which there is a continuing need in Bournemouth.<\/div>\n
Under the circumstances we are of the opinion that since this application satisfies the townscape policies of the Bournemouth Local Plan, it should be allowed.\u00a0\u00a0 (Policy \u00a04.19, i, ii, iii )<\/div>\n
113 East Avenue, Talbot Woods: \u00a0\u00a0\u00a0\u00a0\u00a0Ref. No. 121-CV<\/u><\/b><\/div>\n
This is an application to construct a rectangular shaped, two storied, family house on the site of an asymmetrically shaped, large bungalow that was constructed, along with other bungalows in this part of East Avenue during the 1960\u2019s.<\/div>\n
The building would have the general proportions of the late Arts and Crafts style but with a strong modernist influence on the principal and rear facades. Below a prominent hipped roof \u00a0the principal facade would be divided into three \u2013 the two end sections and a central entrance. Clusters of double and triple window lights in two different sizes would comprise the fenestration.\u00a0 The simpler \u00a0rear elevation would consist of vertical glass panels on the ground floor which would be extended to an adjoining annexe \u2013 and an upper floor with asymmetrically positioned, vertical windows.<\/div>\n
Two letters from local residents strongly praise the new development for its distinctive mix of traditional and modern design \u2013 inferring that the new building would be an improvement on the existing structure.<\/div>\n
The Society however consider \u00a0that although the present bungalow is not an exceptional piece of architectural design; its irregular \u00a01960\u2019s modernist appearance does allow this building to fit in more harmoniously with the adjacent, chalet bungalow townscape than the more massive form of the proposed development could ever do.\u00a0 If built, the taut and somewhat austere appearance of this structure as at present designed would seriously unbalance the relatively loose spatiality of this final section of East Avenue.\u00a0 Therefore we would suggest a larger version of the existing building in a more integrated, eclectic form and no higher than one and a half stories.<\/div>\n
Consequently, the Society feel that since this application does not comply fully with the townscape policies of the Bournemouth Local Plan, it should be refused.\u00a0 (Policy \u00a04.19.i,ii,iii )<\/div>\n
11 Bodorgan Road, Meyrick Park: \u00a0\u00a0\u00a0Ref. No. 7-2018-1216-V<\/u><\/b><\/div>\n
This is an application to construct a two\/three and a half storey block of four semi-detached dwelling houses in the form of a large late nineteenth century mansion block in traditional style.\u00a0 The site is at present occupied by a large bungalow built during the mid Twentieth Century of no particular architectural significance.<\/div>\n
The new built footprint\u00a0 would be somewhat larger than the existing but would occupy the same general position.\u00a0\u00a0 The principal facade would consist of a well balanced facade with two \u00a0slight projections with gable ends that would merge into a prominent and complex, hipped roof. The ground floor would be taken up with car spaces and above which there would be a communal balcony with traditionally designed railings.\u00a0 Fenestration would be in the form of vertical sash windows with upper divisions interspersed with French windows.\u00a0 The rear elevation (of two stories because of differences in height) would be simpler with French windows at ground level.<\/div>\n
The Society \u00a0is of the opinion that the general mass and form, as well as the style of the proposed new structure, would be quite appropriate in relation to the predominantly existing \u00a0late Victorian residential structures.\u00a0 We also feel that the relatively spacious, four bedroom houses that would be built are now very much in demand in comparison with the excessive number of undersized flats that developers are regularly proposing for the resort.<\/div>\n
Consequently, since this application in no way trespasses upon the townscape policies of the Bournemouth Local Plan, we can recommend its acceptance. ( Policy 4.19,i,ii,iii )<\/div>\n
1143 Wimborne Road, Moordown:\u00a0 Ref. No. 7-2018-25770-A<\/u><\/b><\/div>\n
This an application to construct an extra storey on top of an existing, two storey, interwar suburban house to create a total of five, quite small, one bedroom flats.\u00a0 The general appearance of the changed structure would be relatively neutral with symmetrically positioned two to three light windows and\u00a0 French windows on the lower ground floor.<\/div>\n
The main fear expressed by the 14 letters of comment sent in by local residents is that the enlarged building would constitute over development and would be aesthetically degrading in relation to the surrounding properties. People were also worried that the completed flats would become student lets with an accompanying increase in noise, traffic and parking problems.\u00a0 The Society agrees with the idea that was also put forward that the best solution would be the conversion of the existing house into two flats for which permission has already been granted.<\/div>\n
We therefore feel that since this application does not comply with the townscape policies of the Bournemouth Local Plan, it should be refused.( Policy 4.19, i,ii,iii )<\/div>\n
11 Florence Road , Boscombe: \u00a0\u00a0\u00a0Ref. No. 7-2018-4902-Q<\/u><\/b><\/div>\n
This is an application to construct a two and a half storey block of nine flats in the style of a late nineteenth century mansion block; on the principal facade, fenestration is symmetrical and there are two slight projections – one with a gable that merges into a prominent hipped roof.\u00a0 The rear elevation is simpler in design with larger, more regularly spaced windows.\u00a0 The main entrance is on the longer eastern side elevation.<\/div>\n
The Society accepts, as in this spatial context, that a replica form of historic mansion block is probably the best aesthetic solution.\u00a0 However within historical residential neighbourhoods, where redevelopment has been decided upon, we would urge the Planning Department to urge developers, within the accepted stylistic parameters of traditional late nineteenth century design, to produce a more innovative variety of residential shapes.\u00a0 In too many instances, as for example along Florence Road, exactly the same architectural elements repeatedly are rehashed.\u00a0 The result is a competent, \u00a0but\u00a0 on occasions, a rather restricted interpretation of a particular\u00a0 architectural form.<\/div>\n
We have decided, however, in this instance that because this application more or less respects the townscape policies of the Bournemouth Local Plan, it should be allowed.\u00a0 ( Policy 4.19,i,ii, iii )<\/div>\n
8 Branksome Dene\u00a0 Road, Westbourne: \u00a0Ref.\u00a0 No. 7-2018-C<\/u><\/b><\/div>\n
This is an application to construct two semi-detached houses within a two storied building that would take the form of a fairly large family house built in the inter-war period \u00a0in modernised Arts and Craft style.\u00a0 The site lies within the Branksome Dene Estate; a distinctive, unaltered neighbourhood of\u00a0 quite large houses on spacious plots which was created in the 1920\u2019s and in our view should be considered for Conservation Area status.<\/div>\n
The plot lies at the T junction of the two parts of Branksome Dene Road and the built footprint appears to be somewhat larger than the existing one.\u00a0 The new building would be in the form of a rectangle capped by a prominent hipped roof and would occupy about one third of the site.\u00a0 The western principal facade would have a projection attached to a two story bay window, a principal entrance and appropriate, vertical ranges of windows with upper divisions. The simpler rear elevation would contain French windows while the longer north elevation would also encompass a projection and double bay window and appropriate, symmetrical fenestration.<\/div>\n
This application attracted 40 letters from local residents; but although there was a fair amount of criticism of the appearance of the prospective structure, there was a great fear that the creation of semi detached property on this site would be the green light for further development of what were considered to be more cramped residential facilities in what was still an unaltered neighbourhood of roomy family houses with large gardens.\u00a0 There was also the worry that extra car parking spaces would dilute and degrade the mature landscape environment in this area that had been evolving during the previous 80 years.<\/div>\n
Although the Civic Society appreciates that from a strictly aesthetic\/architectural point of the basic mass, style and spatial context of what is proposed, might, with certain improvements, be considered relatively acceptable in this neighbourhood, the very strong social and cultural objections expressed as to the longer term implications of what is proposed are factors that cannot be ignored \u2013 nor the fact that a previous redevelopment proposal for this site has been rejected.\u00a0\u00a0 As a possible solution, we would suggest that the existing house is modernised as a single residence or if need be, a new dwelling house is constructed in an appropriate style and form on this site.\u00a0 Under the circumstances, we think that since this application does not meet the townscape policies of the Bournemouth Local Plan, it should be refused.\u00a0\u00a0 (Policy 4.19,i,ii,iii )<\/div>\n
Cliff End Hotel, Manor Road , East Cliff: \u00a0\u00a0Ref. No. 7-2017-7448-S<\/u><\/b><\/div>\n
This is an application to construct a six and a half storey composite block\u00a0 of 44 one bedroom and 21 two bedroom retirement apartments on the site of the Cliff End Hotel; a Victorian structure built in 1887 of some considerable architectural distinction that became an hotel in the 1930\u2019s but has been unoccupied since 2002.\u00a0 The interior was gutted\u00a0 by fire in 2012 and has been in an increasing derelict state ever since.\u00a0 The narrow site on the East Cliff has a steep incline towards Boscombe Gardens while along Manor Road this plot is adjacent to the extensive modern flat developments of Keverstone Court and Green Park.<\/div>\n
If constructed, the principal northern street elevation to Manor Road would consist of three distinct, modern, flat roofed, architectural\u00a0 elements: a central section of seven stories consisting of rows of symmetrically positioned windows; a slightly lower southern wing where the fenestration would be in the form of parallel lighting elements and the lowest northern wing also consisting of parallel\u00a0 lighting elements. The longer south west elevation towards Boscombe Gardens would consist of four principal architectural sections all with parallel, vertical fenestration and ranging from five to seven stories.\u00a0 However the Civic Society is of the opinion that an earlier design proposal for this complex in which the walls of the central block are elegantly striated\u00a0 and the principal, vertical, fenestration divisions of the two lower outer wings were shown in the form of semicircular, pillar like, forms would be a distinct improvement to the visuality of the structure if the principal of demolition had been proven.<\/div>\n
The accompanying Design Justification makes great play that the new building would be in keeping with the general landscape and townscape of the East Cliff.\u00a0\u00a0 Emphasis is put on the fact that the basic\u00a0 proportions and structural elements of what is proposed is a sensitive interpretation of the large\u00a0 Victorian villa form which became the main impetus for the development of the East Cliff in nineteenth century Bournemouth.\u00a0 Quite frankly, the Civic Society believes it is stretching the imagination to unsustainable lengths if any positive comparison is able to be made between the existing historical structure on the site and the overlarge, excessively banal piece of institutional modern architecture that would replace it.<\/div>\n
Indeed a letter has been sent by the South West Regional Office of English Heritage at Bristol to Bournemouth Planning, pointing out that that not only would the planned structure considerably degrade the distinctive visual quality of the East Cliff as seen from \u00a0Boscombe approach along Manor Road,\u00a0 but it would also put into increasing doubt, the viability of the existence of the East Cliff Conservation area.<\/div>\n
We therefore suggest that irrespective of the present dire state of the Cliff End Hotel, a final concerted effort should be made by all interested parties to create a new design incorporating this original core structure.\u00a0\u00a0\u00a0 Consequently the Society feels that since this application in no way conforms to the conservation policies of the Bournemouth Local Plan, it should be refused.\u00a0\u00a0 (Policy \u00a04.4, i.ii,iii )<\/div>\n
18 Penrith Road, Boscombe Manor: Ref. No. 7-2018-2397-B<\/u><\/b><\/div>\n
This is an application to construct a small two and a half storey block of five flats in modernized, suburban Arts and Crafts style on the site of a post war bungalow in Penrith Road on the Boscombe Manor Estate.<\/div>\n
The principal facade of the new building would be symmetrical with one end projection ending in a half timbered gable complete with vertical double casement windows.\u00a0 There would be a common balcony across half the first with a prominent hipped roof with dormer above.<\/div>\n
The Society observe that the flat block would be constructed in a neighbourhood consisting generally of a mixture of interwar and post war modern family residences; we feel that its mass and form, together with its general appearance would not make it an excessively negative element in respect to the adjacent townscape.<\/div>\n
However the Society must take very serious note of the 49 letters of comment that have been received about this application.\u00a0\u00a0 The great majority of these representations point out that the advent of smaller, somewhat cramped, flat accommodation, irrespective of appearance, would be alien to the established family character of the area and it was feared that if such accommodation were built it would be used as holiday lets during the summer with all the accompanying noise and parking problems that would afflict existing residents.\u00a0 Further it was also thought that the normal provision of balconies with flat development would invariably reduce the privacy of neighbours.\u00a0 Other correspondents pointed out that such a development went against the local area plan which encouraged the building small, individual family houses; consequently there was a considerable hope that modern blocks of flats with balconies would continue to be restricted to the Boscombe Overcliff.<\/div>\n
The Society thinks that the huge negative response to this application is the most vivid demonstration that we have seen of the remarkable social and cultural stability that has evolved in established residential neighbourhoods in historical parts of Bournemouth since they were laid out during the earlier Twentieth Century.\u00a0 Under the circumstances we would suggest that if a new development is to take place on the site in question, \u00a0it should be in the form of a new single dwelling or as two semi-detached houses.<\/div>\n
Therefore we have decided that since this application does not fully comply with the townscape policies of the Bournemouth Local Plan, it should be refused. (Policy 4.19,i,ii,iii)<\/div>\n
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14-20a Belle Vue Road, Southbourne:\u00a0\u00a0\u00a0 Ref. No.\u00a0\u00a0\u00a0 7-2018-20591-A<\/u><\/b><\/div>\n
This is an application to build 40 one and two bedroom, sheltered apartments in a two to three storey modernist building\u00a0 consisting of two blocks \u2013 one at right angles to the taller block \u2013 and constructed on the sites and a large part of the rear gardens of five \u00a0mid twentieth century bungalows \u00a0situated between two well designed \u00a0large late nineteenth century family residences in one of the oldest parts of Southbourne.<\/div>\n
The principal facade to the street would be divided into two main sections of equal length, either side of the main entrance court, \u00a0but each of differing design.\u00a0\u00a0 Thus although each wing would have three gabled projections \u2013 apart from the visual similarity of the two central ones the other two either side would be of differing widths and window design.\u00a0 Of the two central projections on each wing, one is quite wide with concrete framing the upper floors – while the other is quite narrow.\u00a0 And of the end elevations, one is quite\u00a0 wide with asymmetrical fenestration\u00a0 and the other is narrower and more symmetrical in appearance.\u00a0 Except in the south west central projection, all the windows would be large and rectangular, except in the glazed gables.\u00a0 In the south east wing, between the outer two projections there would be a section of blank wall with two superimposed, square windows.\u00a0 The rear elevation \u2013 quite apart from where it is joined at right angles by the other two story wing, would have four, regularly space gables and a variety of vertical and rectangular, casement windows.<\/div>\n
The Society is of the opinion that irrespective of\u00a0 strictly aesthetic and spatial considerations \u00a0and that hypothetically speaking, the greater mass and form of the larger buildings in the general vicinity of the application site eventually might be better balanced by some \u00a0more substantial series of structures on the site of the five bungalows; the Society is absolutely convinced that the enormous size of what actually\u00a0 is proposed \u2013 by which its clumsy and lumbering design\u00a0 tries to be both modern and traditional at the same time –\u00a0 would hugely degrade the important heritage area of Southbourne in which it sits, if it were built.<\/div>\n
Eighteen letters about this application were received and the main fear was that the huge size of the proposed structure was totally out of character with the existing appearance and proportions of the adjacent townscape.\u00a0 It was considered \u2013 especially in relation to the excessive dimensions of the rear wing \u2013 but also because of the extended building line towards the front \u2013 that family garden space\u00a0 and sufficient light would be severely curtailed.\u00a0 Many correspondents felt that a regular provision of much desired family homes should figure more prominently alongside flat provision in all future developments. \u00a0Such an enhancement of a\u00a0 balanced urban community as promised by the Design \u00a0Statement was simply not considered remotely achievable and the Bournemouth Planning Department was called upon to ensure that such provisions as out lined in the Bournemouth Local Core Plan.<\/div>\n
Therefore although the Society might recommend a less massive and more balanced and integrated, traditional design for the proposed assisted flats, we have concluded that since the existing five bungalows on the site have become over the years an integral part of the existing townscape of Southbourne and that any serious interference with the environmental\u00a0 quality of the area would seriously disrupt the accepted visual, social and cultural structure of the neighbourhood, we think the five bungalows should remain.<\/div>\n
The Society is of the opinion that since this application in no way complies with the townscape policies of the Bournemouth Local Plan, it should be refused.\u00a0\u00a0 (Policy 4.19, i, ii, iii)<\/div>\n
36-36a Southbourne Road, Southbourne: \u00a0\u00a0\u00a0\u00a0\u00a0Ref. No.\u00a0\u00a0 77-2018-10487-D<\/u><\/b><\/div>\n
This is an application to construct\u00a0 a\u00a0 right angled, double\u00a0 rectangular,\u00a0 two and a half storey block of 10 flats in the form of a medium sized, late Victorian, mansion block in traditional style.\u00a0 It would be built on the site of a smaller, two storied \u00a0nineteenth century house built in one corner of the site, at present a garden.<\/div>\n
The area is densely built up with small, artisan houses but as this particular site is larger than average, the building of a more substantial building could be possible.\u00a0 The west elevation towards Southbourne Road would have two projections, both with gables; the south west one slightly angled towards the southern elevation and the north west one attached to a double bay window.\u00a0 The fenestration would be symmetrically designed in the form of vertical casements and above would be prominent hipped roof with dormer.\u00a0 Both long elevations would have slight projections and be less regularly designed; the main entrance would be on the north elevation.<\/div>\n
The Society find the overall design generally satisfactory but feel that\u00a0 the form and mass of the property should be reduced .\u00a0 Such criticisms are reflected in the 18 letters of comment sent in by local residents; the main complaint is that what is proposed for the site does not properly represent the existing character of this part of Southbourne.\u00a0 We support this view. We have decided therefore that in these circumstances, because this application has failed to satisfy the townscape policies of the Bournemouth Local Plan, it should be refused . ( Policy 4.19,i,ii,iii )<\/div>\n<\/div>\n<\/div>\n<\/div>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

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