{"id":663,"date":"2018-07-01T10:59:34","date_gmt":"2018-07-01T09:59:34","guid":{"rendered":"http:\/\/localhost\/mirror_bcs\/?p=663"},"modified":"2018-07-01T10:59:34","modified_gmt":"2018-07-01T09:59:34","slug":"planning-applications-may-2018","status":"publish","type":"post","link":"https:\/\/bournemouthcivicsociety.org.uk\/comments-on-planning-applications\/planning-applications-may-2018\/","title":{"rendered":"Planning Applications May 2018"},"content":{"rendered":"

PLANNING\u00a0 APPLICATIONS\u00a0 RECEIVED\u00a0 BY\u00a0 BOURNEMOUTH\u00a0 PLANNING\u00a0 DEPARTMENT\u00a0 DURING\u00a0 MAY 2018 \u2013 A\u00a0 CRITIQUE\u00a0 BY\u00a0 JOHN\u00a0 SOANE,\u00a0 BUILT\u00a0 ENVIRONMENT\u00a0 CONSULTANT\u00a0 TO\u00a0 BOURNEMOUTH\u00a0 CIVIC\u00a0 SOCIETY<\/strong><\/p>\n

Winter Gardens, Exeter Road\u00a0 Ref.\u00a0 No.\u00a0 7-2-18-1273-AY<\/strong><\/p>\n

This amended application that has followed\u00a0 the general application for the\u00a0 development of the Winter Gardens site submitted in 2017, relates mainly to proposed changes in the aesthetic and visual appearance of the original designs and less to major changes in the fundamental\u00a0 shapes of the related buildings.<\/p>\n

So far as the Civic Society can observe; the basic structure of the scheme, four high towers with appendages and with the two highest being in the centre of the site, remains generally unaltered.<\/p>\n

However along the visually significant Exeter Road facade of the \u00a0complex it would appear that the balconied floors en masse have been made into a somewhat better, streamlined element of the complete elevation there,\u00a0 even if the number of floors has not been reduced to six, as was originally hoped.<\/p>\n

We see that the floors that are positioned between \u00a0the corner tower at the junction of Exeter and Priory Roads and the Exeter Road fa\u00e7ade have been given a much more \u00a0precise, less stepped down appearance;\u00a0 \u00a0but the tower itself \u2013 which English Heritage strongly condemned as being too bulky and an obstruction to the historic view over the Lower Pleasure Gardens\u00a0 – although now \u00a0more elegantly shaped, \u00a0remains \u00a0too high and bulky for this position.<\/p>\n

With regard to the two highest towers in the centre of the site, encompassing heights of up to 14\/15 storeys , we note that \u00a0there has been a reasonable amount of aesthetic enhancement.<\/p>\n

In respect to the highest tower,\u00a0 there is\u00a0 now a better visual connection between a new projection encompassing the entire height of the building containing integrated balconies and the now more stepped down floors that connect with lower part of the structure.\u00a0 There is also more balanced co ordination\u00a0 between that section of the main facade that fronts\u00a0 the stepped down floors.\u00a0 There is now better integrated vertical fenestration and balcony design.<\/p>\n

The Society observes that the appearance of the other central tower also has been improved in a similar way and that although the basic shape\u00a0 of the final tower \u2013 at the corner of Tregonwell and Cranbourne Roads remains the same, the visual impact of the lower wing is now less disruptive.<\/p>\n

In spite of these improvements, the Society does not find this application suitable for the site and indeed its objections are very similar to many local comments;\u00a0 in particular the views express in a long and extremely well argued letter of objection signed by 24 residents from Tregonwell and Upper\u00a0 Terrance Road.<\/p>\n

Generally speaking, \u00a0apart from\u00a0 the inevitable worsening of parking problems, we find the general scale of what is proposed, excessively \u00a0large and bulky for the relatively restricted site.<\/p>\n

In particular we are of the opinion that far too many flats ( over 300 ) have been designed for the site and that rather too many mature trees may have to be sacrificed for the construction.<\/p>\n

We certainly agree with the correspondents when they state that the unique historical nature of\u00a0 this part of central Bournemouth where there is a distinctive combination of terraces, villas and pleasure grounds will be very considerably changed by the adjacent construction of massive, mainly residential blocks.<\/p>\n

It is also feared that if excessively large buildings were allowed at the Winter Gardens, this could set a precedent for similar structures in parts of the resort, at present unaffected by such visual changes.<\/p>\n

The Society most especially wishes to say that simply because the Council has a partnership with private finance to enhance the urban regeneration of \u00a0Bournemouth, this does not mean that\u00a0 it should \u00a0abandon completely, the well established spatial restraints that\u00a0 have always governed urban expansion in the town centre for the last 150 years.<\/p>\n

We feel strongly that the natural desire of a developer to obtain a good return on his investment\u00a0 should always be balanced by the long term aims of the Council to ensure that both the\u00a0 material AND aesthetic attractions in the centre remain popular with visitors, which together \u00a0is the only way to ensure the continuing economic viability of\u00a0 the resort.<\/p>\n

The Society therefore suggests that while the \u00a0general spatial layout of the scheme should be kept, the mass and form of the actual buildings should be considerably reduced and more sensitively improved in appearance.<\/p>\n

In \u00a0particular, \u00a0we think the height of the Exeter Road elevation should be lowered \u00a0and so should the vertical impact of the proposed tower at the corner of Priory Road.<\/p>\n

Therefore we have come to the conclusion that since this application does not comply with the Townscape Policies of the Bournemouth Local Plan, it should be refused.\u00a0\u00a0 (Policy 4.19, i, ii, iii)<\/p>\n

5-7 Clarendon Road\u00a0 Ref.\u00a0 No.\u00a0 7-2018-2732-Z <\/strong><\/p>\n

This is an application to construct two, two and a half storey blocks of flats ( 11 X 2 bed units and 7 X 2 bed units ) in traditional late nineteenth century revivalist style \u00a0on the site of two substantial post war family houses \u2013 neither of which being of exceptional\u00a0 architectural merit.<\/p>\n

The Society observes that Clarendon Road \u2013 originally a place of substantial nineteenth century villas has evolved during the Twentieth Century into a reasonably acceptable melange\u00a0 of original properties,\u00a0 pre and post war Arts and Crafts detached houses and \u00a0modernist and\u00a0 traditionally designed, blocks of flats.<\/p>\n

Therefore since we feel that the smaller general scale of the twentieth century houses is not really compatible with the general size of the original building layout of this road, we favour the redevelopment of such properties at 5 and 7 and also 6 Clarendon Road,\u00a0\u00a0 in the form of larger structures,\u00a0 as both a spatial and visual restoration of the original townscape proportions of this neighbourhood.<\/p>\n

The built foot prints of the proposed blocks would be built on the site of the existing houses but would be larger in both mass and form than those of the existing structures.<\/p>\n

The principal elevations of\u00a0 the new buildings would be in the form of historicist renditions of mansion blocks; one with two projections\u00a0 ending in large,\u00a0 half timbered gables\u00a0 , the other with just one.\u00a0\u00a0\u00a0 Above would be prominent hipped roofs with dormers and high chimneys.\u00a0\u00a0 Fenestration mainly within two storey bays\u00a0\u00a0 would be in the form of regularly positioned vertical windows with upper divisions and\u00a0 vertically orientated French windows with traditional balconies.<\/p>\n

Although the Society accepts the comments of local residents that the relatively large number of flats proposed is somewhat excessive in comparison with the existing density of accommodation in the area and that traffic congestion is likely to increase;\u00a0 after\u00a0 mature consideration, we think that the general visual impact of the proposed blocks, taken in conjunction with the large and imposing gentleman\u2019s residence\u00a0 \u201cToorak\u201d \u00a0nearby at 3 Clarendon Road, will restore considerably the original, quite grand character of this historic residential area which has suffered from uncoordinated visual change since the mid Twentieth Century.<\/p>\n

The Society therefore feels that the larger mass and form of what is proposed is justified on aesthetic grounds.<\/p>\n

Consequently we have decided that since this application takes proper note of the conservation policies of the Bournemouth Local Plan, it should be allowed.\u00a0\u00a0 (Policy 4.4,i,ii,iii )<\/p>\n

6 Clarendon Road\u00a0\u00a0 Ref.\u00a0 No.\u00a0\u00a0 7-2018-7967-H<\/strong><\/p>\n

This application is for the construction of a three storey block of eight flats on the site of a substantial\u00a0 inter war detached family residence on a generous plot.\u00a0\u00a0 The position is almost opposite 5\u00a0 and 7 Clarendon Road\u00a0 where applications to build two historicist style mansion flat blocks are now pending.<\/p>\n

The proposed new structure would also be designed in traditional nineteenth century mansion block style but although the built foot print would be larger than what now exists,\u00a0 it would not be built in quite so grand a manner.\u00a0 \u00a0\u00a0T<\/p>\n

he general appearance of the property would be considerably influenced by the varying size and shape of substantial projections connected to the principal elevations and also the presence of a substantial hipped roof with dormers, above.\u00a0\u00a0 Windows would be symmetrically placed on each projection \u2013 some within individual, ground floor bay windows – others on the first floor being provided with glass balconies.<\/p>\n

The Society is of the opinion that although the new building would be more centrally positioned on the plot, the general quality of the design is generally inferior to what is proposed at 5 and 7 Clarendon Road, opposite.<\/p>\n

Therefore since in addition, local residents have voiced concerns over the excessive number of flats proposed and the loss of family homes in the area; in these circumstance, given the higher architectural quality of the house to be demolished, we are prompted to ask whether alternative proposals could include the conversion of the existing property or the construction of a better designed flat block.<\/p>\n

Therefore\u00a0 t he Society feels that because the conditions of the conservation policies of the Bournemouth Local Plan have not been fulfilled, this application should be refused ( Policy 4.4,i,ii,iii )<\/p>\n

13 Durley Road\u00a0\u00a0\u00a0 Ref.\u00a0 No.\u00a0 7-2018-1919 \u2013 BR<\/strong><\/p>\n

This is an application to construct a four and a half storey block of free market flats on the site of the Montague Hotel ,\u00a0 originally a detached villa that was laid out with others in serpentine fashion when the original shape of the residential West Cliff was built after c.1870. The area lies within the West Cliff conservation area but the existing has been considerably altered over the years.<\/p>\n

The new built footprint is not so different from what is now there but\u00a0 the general mass of what is proposed is larger.\u00a0 The building would be designed in the form of a mid to late nineteenth century, mansion block with late\u00a0 Romantic residual pretentions.\u00a0\u00a0 \u00a0\u00a0Except for the somewhat more simplified northern elevation and the more asymmetrical east elevation, the west and south facades would each consist of a balanced combination of symmetrical projections with simple gables, prominent hipped roofs and large, Georgian style vertical windows \u2013 arched on the upper ground floor.\u00a0 The east elevation which combines a gabled projection with a two storey bay window;\u00a0 a narrower projection finely encompassed by the roof and the principal entrance approached by a short flight of stairs is especially noteworthy<\/p>\n

Generally speaking the Society can find no fault in the design but we are rather concerned by the small size of the flats.\u00a0 However since the proposed structure is very close to the sea, it is likely that these flats could be used eventually as holiday accommodation \u2013 in effect hotel suites without the encumbrance of an hotel.<\/p>\n

We have therefore concluded that since this application does not negate the conservation policies of the Bournemouth Local Plan, it should be allowed\u00a0 (Policy 4.4,i.ii.iii)<\/p>\n

674-680\u00a0 Wimborne Road, Moordown\u00a0\u00a0\u00a0\u00a0 Ref. No.\u00a0\u00a0 7-2018-1919-BR<\/strong><\/p>\n

This is an application to construct a three storey block of\u00a0 self contained,\u00a0 student accommodation units in a three storey modern block that would be built on the side of and within the existing rear yard of a large commercial building facing Wimborne Road.\u00a0\u00a0 The real wall of the new structure would be very close of the local YMCA.<\/p>\n

The principal north facing elevation would be shaped principally by lines of rectangular shaped windows of varying sizes;\u00a0\u00a0 several of which would project at an acute angle sideways from the wall.\u00a0 Part of the older adjoining building would also be incorporated and given new windows.<\/p>\n

The Society is of the opinion that in so far as it goes, the modern design is relatively competent.\u00a0 However given the very high density of the existing buildings that surround this site,\u00a0 we feel strongly that\u00a0 what is proposed is totally unsuitable.<\/p>\n

We think this is yet another example of an attempt to create substandard accommodation for university students in situations that were never designed for such use.\u00a0 The Society very much hopes that the extensive construction of purpose built student hostels in the vicinity of Oxford Road, Holdenhurst Road and the Lansdown, will gradually reduce the frequency of these unsuitable pieces of speculation.<\/p>\n

We have decided therefore, that because this application completely disregards the townscape policies of the Bournemouth Local Plan, it should be refused.\u00a0\u00a0 (Policy 4.19,i,ii,iii )<\/p>\n

61 Richmond Park Road\u00a0\u00a0\u00a0\u00a0 Ref. No. 7-2018-27001<\/strong><\/p>\n

This is an application to construct a 2\/3 storey block of 6 flats on the site of an existing residential structure.\u00a0\u00a0 The new building would be in part Arts and Crafts style giving the form of a conventional\u00a0 family residence from the late Nineteenth Century.\u00a0\u00a0 The majority of the facades would encompass \u00a0single or double,vertical windows under a prominent hipped roof.\u00a0 The north east elevation to the street, would have wide projection complete with pan tiled and barge boarded gable and a two storied bay window.<\/p>\n

The Society fully appreciates the fears of local residents\u00a0 who fear the general decline of a residential area now becoming too densely built over\u00a0 – with the subsequent increase in traffic, rubbish, noise and reduction of privacy.<\/p>\n

However we note also that in the last twenty years, over the greater part of Richmond Park Road, the original villas have gradually been replaced , mainly by medium sized blocks of flats in traditional style.<\/p>\n

Therefore under the circumstances, we think it would be very difficult for the latest redevelopment proposal to be automatically turned down.\u00a0\u00a0 We therefore suggest that local residents should discuss the more detailed aspects of the design with the developers in the hope of reaching a satisfactory resolution of outstanding problems.<\/p>\n

And so the Society has concluded that since this application does not unduly disturb the townscape policies of the Bournemouth Local\u00a0 Plan, it should be allowed.\u00a0\u00a0 (Policy \u00a04.19,i,ii,iii )<\/p>\n

 <\/p>\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\/663"}],"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=663"}],"version-history":[{"count":0,"href":"https:\/\/bournemouthcivicsociety.org.uk\/wp-json\/wp\/v2\/posts\/663\/revisions"}],"wp:attachment":[{"href":"https:\/\/bournemouthcivicsociety.org.uk\/wp-json\/wp\/v2\/media?parent=663"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/bournemouthcivicsociety.org.uk\/wp-json\/wp\/v2\/categories?post=663"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/bournemouthcivicsociety.org.uk\/wp-json\/wp\/v2\/tags?post=663"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}