{"id":920,"date":"2020-07-03T15:52:35","date_gmt":"2020-07-03T14:52:35","guid":{"rendered":"https:\/\/bournemouthcivicsociety.org.uk\/?p=920"},"modified":"2020-07-03T15:52:35","modified_gmt":"2020-07-03T14:52:35","slug":"planning-applications-may-2020","status":"publish","type":"post","link":"https:\/\/bournemouthcivicsociety.org.uk\/comments-on-planning-applications\/planning-applications-may-2020\/","title":{"rendered":"Planning Applications May 2020"},"content":{"rendered":"

PLANNING\u00a0 APPLICATIONS\u00a0 RECEIVED\u00a0 BY\u00a0 BOURNEMOUTH\u00a0 PLANNING\u00a0 DEPARTMENT\u00a0 DURING\u00a0 MAY 2020 \u2013 A\u00a0 CRITIQUE\u00a0 BY\u00a0 JOHN\u00a0 SOANE,\u00a0 BUILD\u00a0 ENVIRONMENT\u00a0 CONSULTANT\u00a0 TO\u00a0 BOURNEMOUTH\u00a0 CIVIC\u00a0 SOCIETY<\/strong><\/p>\n

9 Castle Road \u00a0Ref.\u00a0 No. 7-2020-635-P<\/strong><\/p>\n

This is an application to build four dwellings, up to three stories in height, in the form of two pairs of semi-detached houses on part of the large site (Site B) of the former Castle Laundry \u2013 an extensive complex of low rise industrial buildings of no architectural significance whatsoever. Each pair of semi-detached houses has a fairly traditional form and mass with double gables on the principal and rear elevations merging into a hipped roof.\u00a0 While there is relatively conventional \u00a0fenestration \u00a0on the rear elevation, to the front there is a variety of window sizes and shapes.\u00a0 On the ground floor beside two entrances are two rectangular casement windows where above\u00a0 are two larger casement windows encased by projecting concrete frames beside two much smaller, rectangular windows. Each gable has a vertical, modern window.<\/p>\n

The Society feel that the\u00a0 general\u00a0 shape of the built footprint\u00a0 of the semi-detached blocks which is generally similar to other planned terraced and semi-detached developments ( together with a small block of flats ) on the Castle Laundry site, is generally compatible with the general layout of adjacent roads of original houses.\u00a0\u00a0 However we do think that that the architectural design of the principal elevations for Site B is unnecessarily too overtly eclectic \u2013 with too great a variation of window size for such\u00a0 relatively narrow facades.\u00a0 We are of the opinion there needs to be a more sensitive synthesis between all the window sizes and shapes without any modernist, frame projections.<\/p>\n

Therefore under the circumstances, because this application does not fully comply with the townscape policies of the Bournemouth Local Plan, the Society feels it should be deferred for further discussion and design improvement.<\/p>\n

29 Iford Lane\u00a0 Ref. No.\u00a0\u00a0 7-2020-635-P<\/strong><\/p>\n

This is an application to construct a single\/two storey extension to a mid twentieth century dwelling house of approximately the width of one room onto the rear of the house\u00a0 and also to create a narrow, single storey extension along the side well across the former path to the separate garage. The principal change will the new rear elevation where a new French window and a smaller window would be placed asymmetrically in relation to the original walls of the house.\u00a0 There would also be a small fa\u00e7ade extension, with window, to the front elevation of the house.<\/p>\n

Given the limited dimensions of the site, the Society feel that what is proposed is rather an excessive extension in comparison with the ratio between open and built space in adjacent properties.\u00a0 In addition we think that the resulting, \u00a0particularly spacious living space that would result would make it reasonably easy for the property to be turned into more than one unit of accommodation.\u00a0 Therefore under the circumstances we believe that more information regarding the purpose of the development would be useful.\u00a0 Consequently the Society has decided that because this application does not completely fulfil the townscape policies of the Bournemouth Local Plan, it should be deferred for further discussion and clarification.<\/p>\n

17 West Cliff Road\u00a0 \u00a0Ref.\u00a0 No. 7-2020- 1706-U<\/strong><\/p>\n

Plans for the redevelopment of this important site on the Bournemouth West Cliff on the very edge of the Poole Hill and West Cliff Conservation Area have already been dealt with in detail by the Society.<\/p>\n

The latest application is generally similar to previous applications but the Society feels that certain design improvements are necessary.\u00a0\u00a0 Generally speaking, we think that the relatively flamboyant, late nineteenth century historicist style of the structure is quite appropriate to the West Cliff.\u00a0 However we are certain that the size of the built foot print should be reduced and the slight elements of asymmetry present on the principal elevation should be removed.\u00a0 We therefore suggest that the size of the prominent hipped roof could be lowered by one storey and the three, tall, narrow projections on the principal fa\u00e7ade should all be made of equal width.\u00a0\u00a0 The two sections of the central fa\u00e7ade between these projections could\u00a0 also be made of equal length and in addition, the existing balconies on the first and second floors could be designed to appear more symmetrical and less prominent.\u00a0 The Society believes that if these design changes are carried out, the proposed building could act as an acceptable visual stepping stone between the quasi-modernist Court Royal Hotel and the full\u00a0 modernist\u00a0 Crescent Court block of flat.\u00a0\u00a0 Therefore we have concluded that because this application does not exactly comply with the policies of the adjacent conservation area, it should be deferred for further improvement.<\/p>\n

657-659 Christchurch Road\u00a0\u00a0 Ref.\u00a0\u00a0 No.\u00a0\u00a0\u00a0 7-2020-5591-P\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\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0\u00a0 \u00a0<\/strong><\/p>\n

This is an application to build a five storey block of five flats in modernist style on the site of a late nineteenth century building hitherto used as a bank.<\/p>\n

The\u00a0 principal north facing fa\u00e7ade of the proposed structure would consist of a long narrow lighting strip going across all floors and encased by a heavy concrete frame. Large openings on the ground floor would lead to storage and car parking spaces.\u00a0 All the upper floors \u2013 with the exception of the smaller windows in the penthouse on the fifth floor \u2013 would have very prominent, horizontal strip fenestration. The west and east elevation would consist mainly of blank walls with a small number of vertically aligned windows on the upper floors.<\/p>\n

The Society feels strongly that the proposed design is totally unsuitable both visually and spatially for this important corner of late nineteenth century Boscombe.\u00a0 The design statement attempts to justify what is proposed by suggesting that the modern design compliments the modern architecture of the adjacent Chapter House Library in Heathcote Road.\u00a0 What this conclusion totally fails to appreciate is the importance of achieving a\u00a0 visual balance between a building on this corner site and the huge predominance of important Victorian architecture close to the principal fa\u00e7ade of the proposed structure on Christchurch is of infinitely greater aesthetic importance than making a match with the new library. In fact we think that an earlier redevelopment design, with more integrated vertical emphasis\u00a0 that was rejected, would have produced a far better structure. The Society thinks that what is now presented is a rehash of some of the most banal and now totally discredited, architectural forms from the 1960\u2019s; to be clad in the most inappropriately coloured blue and grey building materials in contrast to the traditional warm tones of the adjacent, original buildings. We say \u00a0It is simply inaccurate to assert, as in the planning statement that the proposed block of flats is fully compatible with the surrounding townscape; in effect what is here presented is a poorly designed building made out of very unimaginative materials and built entirely for maximum remunerative purposes.\u00a0 If a new development is required on this site, we suggest a more sensitive modern design that offers greater visual acknowledgement to the great variety of nineteenth century buildings of central Boscombe.<\/p>\n

Consequently the Society has decided that since this application in no way whatsoever, complies with the townscape policies of the Bournemouth Local Plan, it should be refused.<\/p>\n

3 Beechey Road (Corner of Wellington Road )\u00a0\u00a0\u00a0 Ref.\u00a0\u00a0 No.\u00a0\u00a0 7-2020-1577-T<\/strong><\/p>\n

This is an application to convert a substantial, late nineteenth century family house on the northern Cooper Dean Estate into nine flats \u2013 one in the roof.\u00a0 The new one and a half storey extension would\u00a0 be on the eastern side of the house \u2013 mainly in the form of extra sleeping accommodation.\u00a0\u00a0 Although some of the new flats would include two bedrooms, all the resulting rooms would be quite small \u2013 some of the bedrooms would be little better than poorly lighted sleeping cubicles –\u00a0 and not suitable for family use.\u00a0 An extension to the principal elevation would come in the form of a pitched roof structure with ground floor bay window and gable window above.<\/p>\n

On previous occasions the Society has made known its strong opposition to such conversions of original houses in historic residential neighbourhoods.\u00a0 The resulting facilities do not provide civilised accommodation in any way\u00a0 and also reduce the stock of family residences which is much needed in Bournemouth.<\/p>\n

Under the circumstances, we have decided that since this application does not in any way comply with the townscape policies of the Bournemouth Local Plan, it should be refused.<\/p>\n

1008B Wimborne Road (car park of the former Holly Tree Pub ) Ref No 7-2020-3141-AA<\/strong><\/p>\n

This is an application to construct a three storey block of eight flats on the site of the carpark of the former Holly Tree\u00a0 pub which has recently been converted into flats.\u00a0 Unfortunately, an illustration of the proposed works cannot be found but it would appear that there would be three flats on the ground and first floors\u00a0 and two above them.\u00a0 From the regularly positioned window openings,\u00a0 it would appear that the appearance of the building would be relatively traditional.<\/p>\n

So far as the Society can judge, what is proposed would integrate into the surrounding townscape reasonably well.\u00a0 In the absence of any strong move to create offices\/light workshops on the site, we think there is no reason to prevent this proposal from being granted.<\/p>\n

96\/98A Malvern Road, Moordown\u00a0\u00a0\u00a0\u00a0\u00a0 \u00a0Ref.\u00a0 No.\u00a0\u00a0\u00a0\u00a0\u00a0 7-2020-21703-B<\/strong><\/p>\n

This is an application to construct a pair of semi-detached houses and a small block of five small apartments on the two sites.\u00a0 At present the\u00a0 latter are occupied by a two storey house and a bungalow and indeed the mid twentieth century neighbourhood where these properties are situated is made up of a mixture of one and two storey dwellings.<\/p>\n

The two new structures\u00a0 would be designed in a mixture of traditional suburban house proportions and more modern architectural facades. On the principal elevations\u00a0\u00a0 below prominent hipped roofs would be modern casement windows and extended, first floor balconies.\u00a0 There are slight projections on both facades.<\/p>\n

In view of the modern character of the surrounding townscape, the Society feels the proposals would be quite appropriate.\u00a0\u00a0 However bearing in mind the very small size of the flats, we would suggest that the number of apartments be reduced to three.<\/p>\n

We have decided therefore that since\u00a0 this application does not fully comply with the townscape policies of the Bournemouth Local Plan, it should be deferred for further discussion and improvement.<\/p>\n

10 Carbery Avenue\u00a0 Ref.\u00a0\u00a0 No.\u00a0\u00a0\u00a0\u00a0 7-2020-17708-A<\/strong><\/p>\n

This is an application to construct a small three storey block of four maisonettes\u00a0 on the site of a substantial mid twentieth century, family house within a well established residential neighbourhood in West Southbourne.<\/p>\n

The block would be designed in the form of a contemporary residence containing traditional design traditions and modern horizontal proportions.\u00a0 The relatively low principal fa\u00e7ade would have a wide gabled projection with a prominent hipped roof. There would be extensive sequences of glass panels on the ground floor with vertical windows or\u00a0 French windows ( with balconies ) above. The chief fear of local inhabitants is that the replacement of family houses by flats would be an unwanted disturbance to the peace of the neighbourhood and would be sure to drive up the price of family houses that remain.<\/p>\n

The Society, while certainly of the opinion that the proposed design of the proposed maisonette block is superior to the existing\u00a0 building, fully realises that a delicate\u00a0 balance has to be found between enhancing the visual quality of a neighbourhood and the preservation the sense of the social communalism of the same place which has evolved over the years.\u00a0 This is a difficult problem: is change more likely by natural evolution or is it more likely to be enforced by proactive developers?<\/p>\n

In these circumstances, the we think the Council should take the initiative by initiating\u00a0 a general analysis\u00a0 of the visual and social character of particular residental neighbourhoods and relate the conclusions reached to what proportion of houses could be safely redeveloped without risking the integral character of the area.\u00a0\u00a0 What houses might eventually go could depend on their architectural quality.<\/p>\n

Therefore we feel that under these circumstances, since this application does not fully relate to the townscape policies of the Bournemouth Local Plan and the principle of the loss of a family home has not been proven, it should be refused.<\/p>\n

983-985, Christchurch Road, Pokesdown\u00a0\u00a0\u00a0 Ref.\u00a0\u00a0\u00a0 No.\u00a0 7-2020-12239-D<\/strong><\/p>\n

This is an application to construct two new flats within the retail areas of two shops that have been part of a terrace of retail property that was constructed during the building boom in east Bournemouth, following the completion of the London main line in the late 1880\u2019s.\u00a0 However with the recent decline in the popularity of traditional shopping, many small retail businesses in parts of Boscombe and Pokesdown have found it hard to remain viable.\u00a0\u00a0 Hence the general trend to turn small shops into ground floor flats.\u00a0 This is what this application seeks to do this for two retail places near Pokesdown station.\u00a0 The two large display windows would be replaced by two smaller rectangular, casement windows and the entrance door would be modernised.\u00a0 The rear of the property would\u00a0 undergo considerable, uncoordinated fenestration changes including the installation of French windows.<\/p>\n

The Society strongly disapproves of the policy of turning former shopping facilities into inappropriate flats.\u00a0 As in this case, we \u00a0think \u00a0the shape of the proposed new residential windows, totally degrades and disrupts the distinctive\u00a0 sweep of uniform display windows that are seen across a retail shopping parade as a whole. Further we feel strongly that the constant noise and bustle of a retail environment is a highly unsuitable accompanyment\u00a0 to the need to generate the\u00a0 peace, quiet and space needed to establish \u00a0a decent home.\u00a0 We think a better solution would be to turn redundant shop premises int either offices or creative workshops.<\/p>\n

The Society has therefore concluded that because this proposal completely fails to accommodate the townscape policies of the Bournemouth Local Plan,\u00a0 it should\u00a0 be refused.<\/p>\n

10 Suffolk Road\u00a0 \u00a0Ref.\u00a0 No.\u00a0 7-2020-6638-J<\/strong><\/p>\n

This is an outline application by Bournemouth Churches\u00a0 Housing Association to demolish an existing twentieth century hostel on the corner of Suffolk and Cambridge Roads in order to construct on a larger built footprint, a purpose built, three to six storey block containing 31 flats\u00a0 for working\u00a0 people \u00a0of limited means.\u00a0 The new structure would be designed in the modernist style and, according to the information at present available would consist of a \u00a0series of interconnecting\u00a0 rectangles ( with flat roofs ),\u00a0 stepped down on the north elevation.\u00a0 The facades would\u00a0 be mainly in the form of double glass panels whereby random vertical sections of the latter would be emphasised by prominent concrete framing.<\/p>\n

Although the Society fully supports the philanthropic aims of this enterprise we feel very strongly that the building proposed is quite out of character with the adjacent buildings; these consist\u00a0 of a mixture\u00a0 of later nineteenth century terraces or more modern concerted, or purpose built, blocks of flats.\u00a0 We agree with the views of many of the 20 letters sent in by local inhabitants who complain of the overpowering and alien impact of the new proposal and the negative effect it would have on the lifestyle of the area. So far as is known, this application was recently passed by the Planning Committee; and therefore we very much\u00a0 hope that considerable design improvements will be made before a detailed final planning application is submitted.<\/p>\n

The Society certainly cannot support the \u00a0opinions expressed during the initial discussion of this application that some buildings in the area have a negligible architectural significance.\u00a0 Quite the contrary: we feel strongly that it is the collective aesthetic impact of all structures of every quality within a particular urban context that creates a unique and integrated Sense of Place.\u00a0\u00a0 However we realise that in this instance, imaginative visual perceptions are likely to be in short supply because committed social improvers are often so focussed \u00a0with their honourable mission that they become oblivious to the necessity of creating an enhancing environment in which to live, parallel with satisfying basic human needs.\u00a0\u00a0 A more restrained and integrated,\u00a0 modern design without the need to put in the unnecessary and somewhat passe, \u00a0eclectic components of 1960\u2019s modernism, we think would be an appropriate solution.<\/p>\n

Under the circumstances, since this outline application in no way satisfies the demands of the townscape policies of the Bournemouth Plan, when the time comes,\u00a0 we consider it necessary that the detailed application be considerably altered in an appropriate manner.<\/p>\n

Beach House Caf\u00e9, Mudeford Spit, Christchurch\/Bournemouth Ref. \u00a07-2020-11229-M<\/strong><\/p>\n

This is an application by BCP Council to build a new caf\u00e9\/restaurant to replace the original structure that was destroyed by fire.\u00a0 It would be constructed of wood on a larger built footprint than the original structure. There would be a loggia with a seating area facing the harbour and above there would be a complex structure of triple hipped roofs.<\/p>\n

The\u00a0 Society realises that the new caf\u00e9 is an attempt by the council to improve hospitality facilities for both visitors and the considerable number of beach hut owners in the vicinity.<\/p>\n

However this application has brought about an unprecedented negative response in the form of 238 letters of complaint.<\/p>\n

The main point of issue of the majority of the beach hut owners is that a much larger caf\u00e9 \u2013 far too large for the immediate area according to many people \u2013 would be likely to attract too many visitors, a considerable number of which would not have any respect for the peace of the area or its unique landscape and wildlife.\u00a0 A higher standard of amenities was expected from the Council similar to what had been normal before the fire.<\/p>\n

The Society believes that where improved facilities for further visitors within a particularly desirable and beautiful place such as Mudeford Spit are proposed, there is always likely to be opposition by many who prefer the old ways to continue.<\/p>\n

We suggest that a balancing act between these two extremes is achieved by the submission of a less elaborate design for the new caf\u00e9 and that extensive discussions between the council and the beach hut owners be held in order to work out a viable solution for the best use of the Spit.<\/p>\n

Consequently the Society feels that since this application falls short of the townscape policies of the Bournemouth Local Plan, it should be deferred for further discussion and improvement.<\/p>\n","protected":false},"excerpt":{"rendered":"

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