{"id":730,"date":"2018-12-02T13:22:55","date_gmt":"2018-12-02T13:22:55","guid":{"rendered":"http:\/\/localhost\/mirror_bcs\/?p=730"},"modified":"2018-12-02T13:22:55","modified_gmt":"2018-12-02T13:22:55","slug":"planning-applications-october-2018","status":"publish","type":"post","link":"https:\/\/bournemouthcivicsociety.org.uk\/comments-on-planning-applications\/planning-applications-october-2018\/","title":{"rendered":"Planning Applications October 2018"},"content":{"rendered":"

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

71 Boscombe Overcliff Drive, Boscombe Manor\u00a0 Ref. No.\u00a0 7-20<\/strong><\/p>\n

This is an application to construct a four storey\u00a0 block of four flats on the site of a quite well designed,\u00a0 mid twentieth century bungalow.\u00a0\u00a0\u00a0 The principal elevation\u00a0 would be\u00a0 rectangular in shape and on the upper floors would encompass three vertical pairs of triple vertical windows symmetrically positioned.\u00a0\u00a0 The cills of the\u00a0 upper windows\u00a0\u00a0 would be enhanced by continuous, narrow \u00a0projections and the corners of the main facade would\u00a0 be defined by wide vertical\u00a0 concrete elements.\u00a0\u00a0\u00a0 The rear elevation would contain much smaller and asymmetrically arranged fenestration and the side elevations \u00a0would likewise exhibit a small number of asymmetrically positioned horizontal windows\u00a0 – including several arranged in the form of\u00a0 vertical lighting strips.<\/p>\n

In view of the fact that\u00a0 sites immediately \u00a0adjacent to this section of the Boscombe Overcliff have already been redeveloped in modern form the Society\u00a0 is generally quite happy with the principal elevation\u00a0 which combines elements of inter war neo-classicism with the International Moderne of the era. We feel that the proposed design is more restrained than other recent developments along\u00a0 the Boscombe Overcliff.\u00a0\u00a0 However we would suggest that the poorly designed and co-ordinated architectural\u00a0 elements of the rear and side elevations be more symmetrically improved and related to the appearance of the principal facade.\u00a0 Also, we agree with local residents that the building is at present too closely sited towards the boundary with no. 73 and that the new building line should be brought further back.<\/p>\n

Consequently, the Society feels that since this application does not fully comply with the townscape policies of the Bournemouth Local Plan, it should be deferred for further consideration and improvement. (Policy 4.19,i,ii,iii )<\/p>\n

2A and 2B Bradburne Road, Westbourne\u00a0\u00a0\u00a0 Ref. No. 7-2018-7454-6<\/strong><\/p>\n

This is an application to demolish a spacious \u00a0interwar family residence in order to build a five to six storey building containing six flats.\u00a0\u00a0 The new structure would occupy a built footprint quite a bit larger than that of the existing building.\u00a0\u00a0 It would consist of a complex modern structure \u2013 rounded at the side elevations \u00a0and largely made up of various differently projecting architectural\u00a0 elements. The third floor would be weather boarded, while the fifth and sixth floors would have a more complex series of lesser projections.\u00a0 Fenestration would be in the form of varying rectangular and vertical\u00a0 fenestration \u2013 including\u00a0 distinctly framed, large window groups on the fifth floor and\u00a0 glass panels on the penthouse storey above.<\/p>\n

The Society fully appreciate that by absolute architectural standards, what is offered is a competent and an interesting design.\u00a0 However we also feel that in this case the precise urban context makes the appearance of this building unsuitable for this site.\u00a0\u00a0 On an earlier occasion\u00a0 when a similar modernist design for the same location was turned down, \u00a0the style of the building was justified by reason of the\u00a0 near vicinity of the large modern. multi-story car park on the corner of Avenue Road.\u00a0 The Society however feels \u00a0that the site of the proposed new development\u00a0 is aesthetically and spatially much more closely connected to the more integrated late nineteenth century residential townscape centred on Suffolk Road, Crescent Road and Bradburne Road, \u00a0than the modernist buildings in the vicinity of Avenue Road \u2013 or indeed\u00a0 in Bourne Avenue across the Central Pleasure Gardens.<\/p>\n

We have therefore concluded that\u00a0 since this planning application does not fulfil the townscape policies of the Bournemouth Local Plan, it should be refused\u00a0 (Policy 4.19,i,ii,iii)<\/p>\n

Richmond Gardens \u2013 Multi Storey Student Accommodation\u00a0\u00a0 Ref.\u00a0\u00a0\u00a0\u00a0\u00a0 No 7-2018-179-BE<\/strong><\/p>\n

This is a very extensive development –\u00a0 consisting of three very large blocks of student accommodation: one seven stories high and two further\u00a0 buildings,\u00a0\u00a0 one ten stories high and the\u00a0 other, up to between sixteen to eighteen stories .\u00a0\u00a0\u00a0 The three structures would be built one beside another along the edge of Richmond Gardens\u00a0 to the north of the site.\u00a0 By far the greater proportion of the facades\u00a0 would be filled by regularly positioned, vertical fenestration \u2013 but in addition, the two high rises would have higher projecting\u00a0 tower \u00a0segments where the fenestration would be in\u00a0 the form of glass facades and narrow\u00a0 bands \u00a0of single, double or triple windows<\/p>\n

The Society fully accepts that to a considerable degree, in this design, the absolute rational\u00a0 balance between\u00a0 wall and window is of a reasonable quality.\u00a0\u00a0 However\u00a0 we feel strongly that what makes the proposed design completely unsuitable for this site, is the huge mass and unrelentingly monotonous right angled shape, especially of the two higher buildings when viewed from nearby and also when seen from afar as a feature on the skyline (such as from Old Christchurch Road). The Society observes that the area already suffers from\u00a0 the\u00a0 excessive size of two insensitively designed office buildings nearby in Dean Park Road \u00a0which were constructed in the 1960\u2019s. Therefore we think that the new proposals\u00a0 would only make a negative visual perspective worse.\u00a0 Indeed when similar proposals was aired at a Planning Board meeting earlier this year, the presenters were told in no uncertain terms that what was envisaged was far too large and ungainly for the top of Richmond Hill. They were advised to produce something better, but to date, despite design changes, this does not seem to have happened to a sufficient degree.<\/p>\n

Indeed we note that such fears continue to be echoed by 16 letters of comment sent in by local residents.\u00a0 It is generally felt that what is envisaged would be larger and more intrusive than previous unsuccessful proposals and would seriously degrade the character of the existing neighbourhood.\u00a0 There are also fears there would be a loss of privacy and light \u2013 together with a general\u00a0 degrading\u00a0 of social behaviour made worse by inadequate parking facilities.\u00a0\u00a0 We suggest that if this important area is to be residentially developed,\u00a0 a combination of conventional flats and student accommodation should be considered and that\u00a0 the two higher blocks should be replaced by lower structures, architecturally more integrated with the proposed seven storey block.<\/p>\n

Under the circumstances the Society feels that because this application fails to fulfil the townscape policies of the Bournemouth Local\u00a0 Plan, it should be refused.\u00a0\u00a0 (Policy 4.19,i,ii,iii )<\/p>\n

Herbert Hospital,\u00a0 Alumhurst Road\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 Ref. No. 7-2018-7797-AO<\/strong><\/p>\n

This is an application to extend Pebble Lodge, one of the constituent buildings of the Herbert Psychiatric\u00a0 Hospital built in the late Nineteenth Century. The new building would be of two stories and by means of symmetrically positioned, vertical, casement windows and a hipped roof, would seek to match the appearance of the building to which it is connected.\u00a0\u00a0 We feel that in view of the high architectural\u00a0 quality of most of the hospital buildings, what is proposed is perhaps quite satisfactory in building terms.<\/p>\n

The Society fully accepts the urgent medical necessity for the expansion of medical facilities and extra\u00a0 bedrooms for patients and that in order to avoid building on the adjacent secure garden for patients and to preserve existing tree cover, \u00a0the site proposed for the new works is perhaps the only possible solution.\u00a0\u00a0 However we are aware that other locations, outside of Westbourne and Bournemouth have been mooted and suggest these be more fully investigated less expansion here does indeed bring about tree loss and an intensification of use that would be harmful to the heritage asset and the residential amenities of the neighbours.<\/p>\n

Therefore\u00a0 the Society has concluded that since this application does not entirely fulfils the townscape policies of the Bournemouth Local Plan, it should be deferred for further consideration.\u00a0\u00a0 (Policy 4.19, i,ii,iii )<\/p>\n","protected":false},"excerpt":{"rendered":"

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