{"id":966,"date":"2021-02-15T17:29:23","date_gmt":"2021-02-15T17:29:23","guid":{"rendered":"https:\/\/bournemouthcivicsociety.org.uk\/?p=966"},"modified":"2021-02-15T17:35:49","modified_gmt":"2021-02-15T17:35:49","slug":"planning-applications-november-2020","status":"publish","type":"post","link":"https:\/\/bournemouthcivicsociety.org.uk\/comments-on-planning-applications\/planning-applications-november-2020\/","title":{"rendered":"Planning Applications November 2020"},"content":{"rendered":"

PLANNING\u00a0 APPLICATIONS\u00a0 RECEIVED\u00a0 BY\u00a0 THE BOURNEMOUTH\u00a0 PLANNING\u00a0 DEPARTMENT\u00a0 DURING\u00a0 NOVEMBER\u00a0 2020 –\u00a0 A\u00a0 CRITIQUE\u00a0 BY JOHN\u00a0 SOANE,\u00a0\u00a0 BUILT\u00a0 ENVIRONMENT\u00a0 CONSULTANT\u00a0 TO\u00a0 BOURNEMOUTH\u00a0 CIVIC\u00a0 SOCIETY <\/strong><\/p>\n

74 Green\u00a0 Road\u00a0 Ref.\u00a0 No.\u00a0\u00a0 7-2020-840-N<\/strong><\/p>\n

This is an application to build two pairs of two storey,\u00a0 semi-detached houses together with a fifth house at the rear of the venue on a site that is presently occupied by unused industrial premises. The neighbourhood was laid out in the form of small residential dwellings in the early Twentieth Century but the immediate area has since been changed by brownfield development in the vicinity.<\/p>\n

Each of the two semi-detached structures would be constructed in a modernised Arts and Craft design. Each principal fa\u00e7ade would contain two porched entrances in relation to a\u00a0 symmetrical facade containing modern vertical sash windows below a prominent pitched roof.\u00a0\u00a0 The single house of one and a half storeys\u00a0 is a simpler interpretation of the semi-detached properties.\u00a0 Although the Society accepts local opinion that the new development could result in a loss of light and privacy and an unwanted and perhaps dangerous increase in traffic and parking problems, we feel that the built footprint of the two pairs of semi-detached houses although somewhat larger than that of adjacent houses is reasonably compatible with the varied spatial layout of the surrounding\u00a0 neighbourhood.<\/p>\n

However we do think the inclusion of a fifth house to the rear of the site amounts to over development and should be removed. Consequently the Society has concluded that since this proposal does not fully comply with the townscape policies of the Bournemouth Local Plan, it should be refused.<\/p>\n

174 Old Christchurch Road \u00a0\u00a0Ref . No.\u00a0 7-2020-1284-T<\/strong><\/p>\n

This is an application to construct a new three storey extension at the rear of a substantial late nineteenth century, two\/three story structure, originally built for retail and residential use in the vicinity of Horseshoe Common and now used as a night club.\u00a0 The existing two storey extensions would be demolished and replaced by a new three\u00a0 storey block.\u00a0\u00a0 The lower ground floor and basement\u00a0 would contain service and infrastructure facilities and a new entrance to the club.\u00a0 Above would be a new smoking room with false windows mimicking the fenestration design on the upper floors. Above this level would be a narrow landscaped roof garden and an enclosed open terrace and loggia.\u00a0 According to the planning justification, the extension would create much needed extra space and reduce objectionable odours and noise in respect to adjacent residential property.<\/p>\n

Generally speaking. The Society finds the scheme plausible.\u00a0 The rear appearance of this significant terrace has never been considered as architecturally important as the principal elevation.\u00a0 Alterations to other parts of the terrace have taken place over the years and we are of the opinion that what is proposed will be both a visual improvement to the building in question and a relative enhancement of the perspective context of neighbouring structures. The Society therefore has decided that since this application satisfies\u00a0 the townscape policies of the Bournemouth Local Plan, it should be allowed.<\/p>\n

331-333 Charminster Road\u00a0 Ref.\u00a0\u00a0\u00a0 No.\u00a0\u00a0\u00a0 7-2020-6443-D<\/strong><\/p>\n

This is an application to create two new flats at roof level within an existing early\u00a0\u00a0 twentieth century retail -cum- residential, two storied structure on the corner of Markham Road.\u00a0\u00a0\u00a0\u00a0\u00a0 The accommodation would consist of one, one bedroom flat and one studio flat.\u00a0 A new three storey staircase tower would be constructed at the north east rear corner of the property to provide access to the new flats.\u00a0 Such conversions in order to provide accommodation mainly for students have become relatively commonplace within historic neighbourhoods in recent years.\u00a0 In these particular circumstances the Society considered what is proposed a reasonable proposition.\u00a0\u00a0 Thus we have decided that since this application fulfils the townscape policies of the Bournemouth Plan, it should be allowed.<\/p>\n

5 Wotton House, Wotton Mount\u00a0\u00a0 Ref.\u00a0\u00a0 No.\u00a0\u00a0\u00a0\u00a0 7-2020-328-I<\/strong><\/p>\n

This is an application to demolish the existing Wotton House , a much altered, late Victorian property of no exceptional architectural importance and to build a six storey building containing 32 residential units of social housing.\u00a0 The position of the site is to the south west of Wotton Mount (adjacent to Old Christchurch Road ) and between the late nineteenth century residential semi detached properties of Wotton Gardens and a series of large modern structures \u2013 the telephone exchange and modern blocks of flats \u2013 facing on to Bath Road.\u00a0 Being between two such contrasting types of\u00a0 urban townscape, the Society thinks that the proposed building –\u00a0 with a built foot print shaped like\u00a0 an indented rectangle \u2013 has been pragmatically designed as a synthesis of a traditional mansion block shape with considerable modernist, stylistic, influences.<\/p>\n

The main feature of the principal facade consists of two projections at either end of the elevation, with sub projections and ending in four gables that would merge into the hipped roof. There would be modern, vertical casement windows on all upper floors within the projections and several Juliet balconies.\u00a0 The central part of the main fa\u00e7ade\u00a0\u00a0 would be in the form of parallel, closely positioned vertical glass panels\u00a0 separated by thin concrete strips. The ground floor would be given over to storage and parking , together with a sunroom.<\/p>\n

Although the Society believes the design reasonably well structured given the circumstances of the site, we would suggest that the very conventional modernist setting for the glass panels in the centre could be improved by abolishing the vertical divisions and emphasising the wider horizontal divisions together with a more distinctive entablature at the top. Consequently, we think that since this application soes not completely fulfil the townscape policies of the Bournemouth Local Plan, it should be deferred for further discussion and improvement.<\/p>\n

99 Holdenhurst\u00a0 Road\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

No formal planning application has been received for this massive development; what follows is taken from the Daily Echo.<\/p>\n

On the present site of the offices of Goadsby and Harding, near the junction between Holdenhurst Road and St. Pauls Road, it is proposed to erect a very large complex towered structure of 21 storeys which will contain 334 one and two bedroom apartments and a selection of mixed use commercial and community facilities.\u00a0\u00a0 There would also be two parking decks below with spaces for 141 vehicles.<\/p>\n

The lower three storeys \u00a0of the integrated four tower complex which would house the non-residential sections of the building would appear as a podium holding up the remainder of the towers above\u00a0 and be encircled by more substantial concrete pilasters.\u00a0 Above the remaining floors would be grouped in three or four \u201cbox\u201d sections by substantial horizontal\u00a0 and somewhat thinner vertical concrete structural sections.\u00a0 Although the ratio of mass to height appears to follow the more vertical design concepts of Anglo-American, modern metropolitan planning, the restrained, balanced and horizontal style of the facades is more influenced by the latest visual achievements from Central Europe \u2013 especially Berlin.<\/p>\n

In respect to the relevance of what is proposed to the context of the site; the Society accepts that with regard to the Holdenhurst Road, St. Pauls Road, Oxford Road, Oxford Lane district of Bournemouth this area over the last 25 years has been allowed to become a show case for late 20th. Century\/early 21st<\/sup> Century European,\u00a0 modernist architecture. A new kind of distinctive townscape\/skyline -rather similar but on a much smaller scale to Los Angeles – is emerging and therefore we accept that the new tower complex will become an integrated element in this visual spectacle.\u00a0 It is also to be hoped that the development will enhance a pedestrian\/cycle pathway between Oxford Road and Holdenhurst Road.\u00a0\u00a0 However the Society would suggest that two storeys be removed from the top most tower in Holdenhurst Road.<\/p>\n

24 Stillmore Road\u00a0 \u00a0\u00a0Ref.\u00a0 No.\u00a0\u00a0\u00a0 7-2020-27945<\/strong><\/p>\n

It is proposed to erect a terrace of three reasonably spacious \u00a0houses on three floors on a triangular site near Ringwood Road, not far from the Bournemouth Water HQ in Francis Road.\u00a0 The built footprint would\u00a0 be in the shape of a large rectangle with room for parking in front and private gardens behind.\u00a0 Unfortunately it has proved impossible for us \u00a0to find a drawing of the proposed elevation; however it seems that the long side elevations would contain unsymmetrical fenestration.\u00a0 So far as the Society can ascertain, irrespective of local fears of over development and loss of natural habitat, we feel that the proposal is generally appropriate for its position. Therefore since this application generally meets the townscape policy criteria for the Bournemouth Local Plan, we think it should go ahead.<\/p>\n

20-22 Hankinson Road\u00a0 Ref.\u00a0\u00a0\u00a0 No.\u00a0\u00a0 7-2020-5853-C<\/strong><\/p>\n

This is an application to build a two and a half storey block of eight flats on the site of a modernist family residence built in the 1960\u2019s to the rear of an already developed site \u2013 on which stand two detached houses at the other end of the site built round about 1900.\u00a0\u00a0\u00a0 The new property would be designed in the form of a small block of nineteenth century artisan apartments in rustic\/Arts and Crafts style \u00a0with a prominent hipped roof and dormers.\u00a0 The principal fa\u00e7ade would be symmetrical and encompass three entrances; the central one framed by pilasters and topped by a shallow pediment.\u00a0 The rear elevation would be in the same style but asymmetrically designed.\u00a0 Fenestration throughout\u00a0 would be in the form of double and triple traditional casement windows.<\/p>\n

The Society is of the opinion that \u00a0irrespective of the compatible visuality of the proposed new structure it is far too large and overbearing for the dimensions of the site.\u00a0 And this opinion is shared by local residents who fear that the tendency to build in back gardens in this area would degrade its visual character \u2013 leading to an unwelcome increase in HMOs, parking problems and and a\u00a0 reduction of privacy for adjacent properties.\u00a0 Also we believe\u00a0 strongly\u00a0 that just \u00a0because a particular site has been poorly redeveloped in the past (viz. the present house on this spot built in the 1960\u2019s), this should not automatically dictate that the same built footprint\u00a0 should be followed\u00a0 in future planning applications. Consequently, the Society recommends\u00a0 that since this proposal in no way follows the townscape policies of the Bournemouth Local Plan, it should be refused.<\/p>\n

7-11 Poole Hill and 39-41 West Hill Road\u00a0 Ref.\u00a0 No.\u00a0\u00a0\u00a0\u00a0 7-2020-13166-V<\/strong><\/p>\n

This is an application to reconstruct the nineteenth century ruined old stable block of the adjacent, former Pembroke Hotel in order to create three retail \u00a0units on the ground floor and four flats above.\u00a0 The later Victorian terrace on the other side of the site would also be restored as two flats. The site lies within the West Cliff and Pool Hill Conservation Area.<\/p>\n

The new building on Poole Hill would follow closely the\u00a0 general design of the old stables.\u00a0 The original entrance would be recreated in the form of a gabled projection merging with a pitched roof. On the principal fa\u00e7ade, nineteenth century style shop fronts would be created on the ground floor with modern sash windows above.<\/p>\n

The Society very much welcomes this proposal that would bring a much needed enhancement of a much neglected but aesthetically important area of historic Bournemouth, back to life.\u00a0 The old stable block has been unoccupied for two decades and has been allowed quite literally fallen down. Therefore\u00a0 since this admirable development completely fulfils the conservation policies of the Bournemouth Local Plan, we recommend its adoption without reservation.<\/p>\n

12 Foxholes Road, Southbourne \u00a0\u00a0Ref. No. \u00a07-2020-2325-D<\/strong><\/p>\n

This is an application to replace a substantial mid twentieth century chalet bungalow with a three storey block of six flats.\u00a0 The proposed structure would be a rectangular block\u00a0 in traditional materials with two prominent\u00a0 gabled projections with bargeboards \u00a0taking up the greater part of the principal elevation.\u00a0 There would be double and triple sets of casement windows throughout but with French windows on the rear ground floor.<\/p>\n

The Society thinks that what is proposed is too monumental in respect to the immediate townscape and also too massive for the restricted site. Apparently several similar planning applications have been turned down and \u00a0we agree with the majority of the 21 comments sent in by local residents that there should now be a slow down in the demolition of original houses for new blocks of flats; otherwise the distinctive urban qualities would be completely spoilt. \u00a0\u00a0\u00a0We would suggest that serious discussions should take place between householders and the planning department to determine what proportion of sites should be allowed to be re-developed and where.\u00a0 In respect to the proposal in question, we also think that if a rebuild does take place it should have a considerably smaller built footprint with a lower roofline. Consequently, the Society feels that, under the circumstances, the Society has concluded that because the townscape policies of the Bournemouth Local Plan have not been properly observed, this application should be refused.<\/p>\n

36 Burnham Drive Ref.\u00a0\u00a0 No.\u00a0\u00a0 7-2020-223-AW<\/strong><\/p>\n

This is an application to make extensions to an existing \u00a0large 1960\u2019s bungalow mainly in the form of a new \u00a0heightened hipped roof to create extra living space.<\/p>\n

Although, as the Society observes, the new more prominent roofs, with two distinctive dormers, would, purely in relation to the existing bungalow alone, enhance the architectural appearance of the property, we are also fully aware from over 20 communications from local residents, that the proposed alterations would considerably diminish the integrated aesthetic effect of 36 Burnham Drive and two other adjacent bungalows that were built all of a piece by the builder that laid out this part of the estate.\u00a0\u00a0 Under these circumstances, the Society was not surprised to learn that previous application for similar alterations had been turned down.<\/p>\n

As a solution to this planning complication, we would suggest that the legitimate need of the householder to create more living space and the legitimate needs of local inhabitants to preserve the fine characteristics of the neighbourhood might be solved by allowing the roof extension to be not quite so large as what is proposed and not to large to seriously affect the integrated appearance of the three bungalows in question.<\/p>\n

Therefore we feel that since this application has not fully satisfied the townscape policies of the Bournemouth Local Plan, it should be deferred for further discussion.<\/p>\n","protected":false},"excerpt":{"rendered":"

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