{"id":694,"date":"2018-10-30T00:07:43","date_gmt":"2018-10-30T00:07:43","guid":{"rendered":"http:\/\/localhost\/mirror_bcs\/?p=694"},"modified":"2018-10-30T00:07:43","modified_gmt":"2018-10-30T00:07:43","slug":"planning-applications-september-2018","status":"publish","type":"post","link":"https:\/\/bournemouthcivicsociety.org.uk\/comments-on-planning-applications\/planning-applications-september-2018\/","title":{"rendered":"Planning Applications September 2018"},"content":{"rendered":"

PLANNING\u00a0 APPLICATIONS\u00a0 RECEIVED\u00a0 BY\u00a0 BOURNEMOUTH\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 PLANNING\u00a0 DEPARTMENT\u00a0 DURING\u00a0\u00a0SEPTEMBER 2018 <\/strong><\/p>\n

A \u00a0 CRITIQUE\u00a0 BY\u00a0 JOHN\u00a0 SOANE,\u00a0 BUILT\u00a0 ENVIRONMENT\u00a0 CONSULTANT\u00a0 TO\u00a0BOURNEMOUTH\u00a0 CIVIC\u00a0 SOCIETY<\/strong><\/p>\n

114 \u2013 120 Charminster Road \u00a0\u00a0\u00a0Ref. No. 7-2018-8050-D<\/strong><\/p>\n

This is an application to extend a late nineteenth century building\u00a0 into the rear yard so as to create on the ground, first and second \u00a0(roof ) floors, six flats in place of the existing two flats on the first floor.\u00a0 The front commercial premises on the ground would remain as restaurants.<\/p>\n

The\u00a0 two and a half storey extension would\u00a0 continue the built proportions of the existing building ending in a new east elevation with a loggia at ground floor level.\u00a0 Except for the east elevation which would be provided with French windows and conventional\u00a0 casement windows, fenestration on the north side elevation and within the hipped roofs of both side elevations would be in the form of very modern rectangular windows,\u00a0 enclosed in distinctive vertical frames.<\/p>\n

Although the Society thinks the design of the new extension is passable \u2013 for indeed the sites of neighbouring properties are built over\u00a0 in the same proportion as what is proposed for 114-120 Charminster Road;\u00a0 we think that the sizes of most of the proposed flats are far too small to ensure a reasonably civilized life style to be had.\u00a0 An examination of the plans, especially on the first floor reveals inadequate space for cooking facilities and generally very small sized bedrooms.\u00a0 The Society\u00a0 feel that proper flats built according to national standards will not be offered but only\u00a0\u00a0 accommodation units more fit for students in short term lets rather than permanent use<\/p>\n

Indeed we also note that with one exception, the twelve letters received by local residents about this application point out that if granted, the application would only increase the existing excessively high population density of the area along with an increase of noise (especially at night ) and\u00a0 the\u00a0 reduction of privacy to neighbouring residential streets. Generally it was felt that the proposals were totally unnecessary and would not harmonize with the existing townscape. \u00a0\u00a0The Society therefore urgesthe Planning Department to evolve a more decisive policy to prevent the further\u00a0 visual degradation of historic residential properties on small sites where the original ratio between built and un built on space is seriously threatened.<\/p>\n

There, under the circumstances we feel that since this application does not satisfy the townscape policies of the Bournemouth Local Plan, it should be refused.\u00a0 (Policy 4.19, i.ii.iii)<\/p>\n

12 Foxholes Road, Southbourne\u00a0\u00a0 \u00a0\u00a0Ref. No.7-2018- 2325-B<\/strong><\/p>\n

This is an application to build six flats and a separate dwelling house in one structure \u2013 to be constructed on a vacant site near the junction of Foxholes Road and Douglas Road at Southbourne near Saint Peters School.<\/p>\n

The general shape and proportions of the proposed building would be in the shape of an early twentieth century Arts and Crafts family house with two projections on the principal elevation that would merge into the prominent hipped roof.\u00a0 Across the front and simpler, rear elevations, would be a modernist fenestration scheme in the form of\u00a0 triple glass panels incorporating French windows and gable windows \u2013 with glass balconies on the first floor.<\/p>\n

Although the general appearance of the proposed development is, in proportional terms, relatively compatible with a fair number of the larger, more recently built, flat blocks in the adjacent area, the Society feels that the main debility of the design is similar to a particular weakness that we have noted in previous applications.\u00a0 For at 12 Foxholes, we note yet another unsuccessful \u00a0attempt to combine a traditional architectural shape with modernist designs for the front and rear facades.\u00a0\u00a0 The good proportions of the building are compromised by the crass prospect of the inappropriate appearance of the fenestration.\u00a0 Indeed the Society\u00a0 observes\u00a0 that the \u00a0inability of the proposed new structure to achieve a viable aesthetic and social balance within the existing community has been made clear by 34 letters about this matter by local residents. There is a general complaint that what would be built would be too massive and \u00a0yet contain rather cramped flats \u2013 of which the area already has a superfluity \u2013 to the detriment of smaller family houses for which there is a greater need.\u00a0 There was also the fear that privacy and daylight would be compromised and that increased pressure for parking would increase the risk of accidents.<\/p>\n

Under the circumstances the Society believes that a new building on the vacant site should be built, but with more compatible facade designs\u00a0 and slightly reduced\u00a0 mass dimensions.<\/p>\n

Accordingly because this application does not fully comply with the townscape policies of the Bournemouth Local Plan, it should be deferred for further consideration, (4.19,i,ii,iii).<\/p>\n

5 Burtley Road, Southbourne\u00a0 \u00a0\u00a0\u00a0\u00a0Ref. No\u00a0 7-2018-27176<\/strong><\/p>\n

This is an application by a care organisation, the Specialised Supporting Housing Association, to\u00a0 construct a two and a half\u00a0 storey\u00a0 block of flats\u00a0 in a synthesized\u00a0 modern-part traditional form\u00a0 in place of quite a well designed, Art Deco family house from the 1920\u2019s. The latter which is now two flats,\u00a0 has a principal elevation encompassing two, two storey bay windows ; above which is an elegant pitched\u00a0 roof\u00a0\u00a0 containing a pedimented dormer \u2013 which is flanked by tall, prominent chimneys.<\/p>\n

The proposed new building would be generally square shaped with a pitched roof. It would contain large rectangular windows and also\u00a0 extremely large rectangular windows with distinctive frames on two elevations.\u00a0 In addition on one elevation, the ground floor would be weather boarded.<\/p>\n

While the Society has every respect for the good work achieved by this charity, we must state our strong belief that not only is the site inappropriate for its intended use; but also that the extremely poorly integrated and unbalanced design of the intended structure, a very poor and inadequate substitute for\u00a0 the original Art Deco Building.\u00a0 Moreover the appearance of modern blocks of flats recently built in the vicinity of 5 Burtley Road; without exception present properly balanced principal facades that are compatible to the existing townscape.\u00a0\u00a0 If built the proposed design would totally ruin the visual perspective of this part of Burtley Road.<\/p>\n

The Society therefore suggests that \u00a0under the circumstances it would be advisable to preserve the original Art Deco house from further adverse\u00a0 redevelopment<\/p>\n

Consequently, we suggest that because this\u00a0 application does not satisfy the townscape policies of the Bournemouth local plan, it should be refused.\u00a0\u00a0\u00a0 (Policy 4.19, i,ii,iii )<\/p>\n

68 Seaward Avenue \u2013 parallel to Fishermans Walk , Southbourne\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Ref. No.21314-B<\/strong><\/p>\n

This is an application to construct a very large window \u2013 consisting of five vertical glass panels incorporating a French window, together with\u00a0 another large glass window in the roof \u2013 on the principal elevation of a suburban family house constructed near the Southbourne Overcliff during the interwar period.<\/p>\n

Although the property exhibits no exceptional architectural characteristics, the Society notes that there exists a general architectural convention in the area : that private residential properties built in roads at right angles to buildings on the Overcliff, do not have balconies.\u00a0 These are provided mainly for the use of visitors at holiday flats and hotels along the Overcliff . \u00a0We feel strongly that this planning convention should be upheld .\u00a0 Therefore we think that because this planning application does not\u00a0 comply with the townscape policies of the Bournemouth Local Plan, it should be refused.\u00a0\u00a0 (Policy 4.19, i,ii,iii )<\/p>\n

1 Lorne Park Road\u00a0\u00a0 \u00a0\u00a0Ref. No. 7-2018 -2035-J<\/strong><\/p>\n

This is an outline application to construct a four storey block of student accommodation \u00a0on the site of a distinctive late nineteenth century structure built at the apex of Lorne Park Road and Cumnor Road\u00a0 in central Bournemouth.<\/p>\n

The appearance of the proposed new building would be in the form\u00a0 of a modernist,\u00a0 rectangular, all purpose concrete box .\u00a0\u00a0 With the exception of the narrow side elevation to the east which would be mainly wall, the remaining elevations would exhibit combinations of tripartite and double vertical windows partially or fully enclosed by concrete frames which would be arranged symmetrically according to size on each floor up to the penthouse below the flat roof.<\/p>\n

The Society\u2019s perception of this structure is very similar to the conclusions given that dismissed\u00a0\u00a0 the appeal\u00a0 against an earlier refusal in 2015 for a modern block quite similar to the present application on the same site.\u00a0 We feel that 1 Lorne Park Road makes a positive contribution to the surrounding townscape and that the excessive mass and form of what is proposed would create a overtly dominating impact on the relatively restricted, spatial structure of the area.\u00a0 Moreover quite apart from\u00a0 appearing far too large,\u00a0 the proposed building does not demonstrate any exception design characteristics \u2013 indeed like to many all purpose modernist blocks\u00a0 – once seen instantly forgotten.\u00a0 Moreover although\u00a0 new blocks of flats have appeared recently in Lorne Park Road, the near vicinity of a\u00a0 considerable number of nineteenth century buildings has been a moderating design influence on contemporary developments there.<\/p>\n

As a compromise solution to this conundrum, we suggest the revival of an earlier scheme in which a further storey would be added to the original building at 1 Lorne Park Road and a sensitive extension, no wider than the existing structure added to the rear.<\/p>\n

Therefore the Society has decided that since the application in no way conforms to the townscape policies of the Bournemouth Local Plan, it should be refused.\u00a0 (Policy 4.19,i,ii,iii )<\/p>\n

Herbert Hospital 49 Alumhurst Road Westbourne Ref. No. 7-2018-7797-AN<\/strong><\/p>\n

This is an application for the construction of new facilities for the Herbert Mental Hospital in Alumhurst Road. The new facilities, which would be used mainly to treat children and young \u00a0people, would consist\u00a0 of eight patients\u2019 bedrooms together with full service and medical facilities including treatment rooms, secure exercise and quiet areas and meeting places.\u00a0 So as to preserve\u00a0 the visual context of the other listed buildings on the site the level of the built footprint would be lowered and the new buildings would be limited to between one and two stories.\u00a0 Certain sections of the principal facades would be covered by traditional hipped roofs. In addition the general design would be a mixture of very restrained architectural forms which would be complimented by\u00a0 large well integrated vertical windows; in addition a considerable amount of new landscaping would be created on the south side of the site.<\/p>\n

The Society notes that\u00a0 the hospital justified the site of the new extensions (between Bridge House and the chapel of\u00a0 Nightingale House) by suggesting that this site was the only relatively level\u00a0 space in the hospital grounds that was large enough to take the extension.\u00a0 Apparently, an initial suggestion to site the new extension in a more spacious area\u00a0 of the hospital grounds\u00a0 between Finigan Ward and the Alum Chine boundary was not considered viable because of the protected woodland\u00a0 on this spot. Most pertinent of all, the hospital pointed out that in view of the great difficulty of obtaining spacious building sites \u00a0for a reasonable price, anywhere in Bournemouth; it was considered more practical to create the new facility beside the existing hospital than to try and build a completely new hospital somewhere else.<\/p>\n

However the assurance that security around the new building would be of a very high standard was not enough to prevent 74 letters being written by local residents about the project.\u00a0\u00a0 Apart from fears over security, there was considerable alarm about the possible noise and unusual behaviour that might be exhibited by some of the patients.\u00a0 There were also complaints about inadequate parking facilities and the likely destruction of mature trees\u00a0 and the natural environment in general as a result of building work .\u00a0\u00a0 \u00a0In sum there was a general unease that the relatively balanced relationship between the Herbert Hospital and the adjacent community as it had evolved over decades, would now begin to unwind.<\/p>\n

The Society fully appreciates the considerable difficulties that must be faced in solving this problem.\u00a0 On the one hand there is the wellbeing of\u00a0 generally\u00a0 comfortably settled , quite elderly people who do not like change and on the other side there is the absolute necessity of providing specialist care to, the increasing large number of young persons who now suffer from medical problems.<\/p>\n

We would suggest either that a more comprehensive liaison be established between the hospital and the local population to enable a better understanding of the needs and fears of both sides to come about. Or as an alternative,\u00a0 the new buildings might appear less prominent and therefore less sinister,\u00a0\u00a0 if\u00a0 the service wing were moved south to\u00a0 between Cedar Court and Nightingale House together with the ward wing which would be attached to the north side of the service wing.<\/p>\n

Therefore at this stage, \u00a0we feel that it is more important to establish\u00a0 a positive connection between the Herbert Hospital and the local inhabitants \u00a0than to decide upon the relatively unserious, architectural aspects of the new extension<\/p>\n

It is therefore our decision that since this application does not fully comply with the townscape policies of the Bournemouth Local Plan, it should be deferred for further consideration. (Policy 4.19,i,ii,iii )<\/p>\n","protected":false},"excerpt":{"rendered":"

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