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Planning Brief Car Parks at Glen Fern Road, Leyton Mount and Madeira Road April 2007 Planning Brief: Glen Fern Road Leyton Mount Madeira Road

Car Parks at Glen Fern Road, Leyton Mount and Madeira Road

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Planning Brief

Car Parks at Glen Fern Road, Leyton Mount and Madeira Road

April 2007

Planning Brief: G

len Fern Road Leyton M

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adeira Road

1: Introduction Purpose of the Brief 1 Aims / Objectives 1 Consultation Process 1 Status of the Brief 1

4: Development Proposals Acceptable / Unacceptable Uses 12 Viability 12 Additional Infrastructure 12 Parking Standards 12 Design Approach 12 Frontages 12 Public and Private Spaces 13 The Public Realm 13 Mixed Use 13 Type, Density & Affordable Housing14 Height, Scale and Massing 14 Landscaping and Open Space 15 Access and Car Parking 15 Designing Out Crime 16 Sustainability 16 Noise 17 Applying the Ideas 17 Site A: Glen Fern Road 18 Site B: Leyton Mount 22 Site C: Madeira Road 26

5: Planning Application Requirements Planning Application 30 Environmental Impact Assessment 30 Land Contamination 30 Community Involvement 30 Planning Agreement 30

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Contents

2: Area Analysis Area Context 2 Site Contexts 3 Site A: Glen Fern Road 4 Site B: Leyton Mount 5 Site C: Madeira Road 6 Planning History 7 Site Ownership 7 Local Demand 7

3: Policy Context National Policy 8 Local Transport Plan 9 Sustainability & LA21 9 Local Planning Policy 9 SWOT analysis 11

Appendices Appendix A: Planning History 32 Appendix B: Planning Policies 34 Appendix C: Parking Standards 39 Appendix D: Tree Protection Areas 41 Appendix E: Bibliography 44 Appendix F: Contact Details 45

All maps in this document are reproduced from Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. 100019829, 2007.

1.1 Purpose of the Brief The purpose of this brief is to set out the Council’s vision for the development of three car park sites within Bournemouth town centre. Site A is located on Glen Fern Road, and Site B (Leyton Mount) and Site C are both located on Madeira Road. Due to the close proximity of these sites to each other, the Council considers it prudent to publish a single brief covering all three sites. The sites are shown in the accompanying Fig 1. Fig.1 The Sites.

The Council considers that the production of site specific briefs will bridge the gap between the provisions of the Development Plan and the requirements of future planning applications. Once adopted, this brief will become a material consideration in the determination of any future planning application relating to all or part of these sites. Whilst establishing a clear framework and degree of certainty, this brief is not intended to be prescriptive in relation to detailed design. However, it is essential that any design for the sites is based on a careful and considered study of the buildings and layouts which characterise the area. 1.2 Aims and Objectives The framework for the development of these sites incorporates the aims and objectives of the Bournemouth District Wide Local Plan (Adopted February 2002), and the Bournemouth Community Plan (2004). The brief also has regard to guidance on good design and crime prevention. Developers will be expected to demonstrate how their proposals address the issues covered in this brief, together with the wider planning policy framework of the Local Plan, Regional and National Guidance as well as other relevant planning guidance published by both the Council and external bodies.

The aims of this brief are therefore to:

• Establish a form and type of development that is in accordance with Council policies and objectives;

• Ensure quality in development and the efficient use of land;

• Secure environmental enhancements through high quality design;

• Encourage uses appropriate to the locality; • Ensure acceptable access, traffic generation and

servicing of the site, and; • Create certainty for prospective purchasers. 1.3 Consultation Process This brief underwent full public consultation in Sep-tember / October 2006. 1.4 Status of the Brief Following the completion of the public consultation process, the brief has been formally adopted and carries full weight when making planning decisions on the development of these sites.

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Section 1: Introduction

© Crown copyright. All rights reserved 100019829, 2007

2.1 Area Context The three sites lie to the east of the town centre, but have good pedestr ian l inks to the pedestrianised shopping areas of Old Christchurch Road. Horseshoe Common and the grounds of St Peter’s Church provide open space. The plan below shows Sites A, B and C in their wider context. All three sites are bounded by residential uses, although Site A, being closest to the town centre, is faced by office and commercial uses. Sites A and B are also in close proximity of a number of licensed premises.

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Section 2: Area Analysis

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2.2 Site Contexts Combined, the three sites cover an area of just over 1 hectare. The context of each site is dis-cussed individually on the follow-ing pages.

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Section 2: Area Analysis

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Site A: Glen Fern Road – 0.22ha

Site Context and Description: This is a level site fronting a multi-storey NCP car park. The main aspect of the site is northerly, and the southern boundary is marked by trees that partially screen the flats (St Peter’s Court) that overlook the site. Surrounding uses are mainly residential, but there are café, office and residential uses opposite, as well as the car park. The site lies less than 100m from Old Christchurch Road, which is well served by public transport. The only buildings on the site are public WCs, and these should be replaced. Good screening to southern boundary.

Townscape: The townscape is somewhat fragmented here, and the large NCP building gives the area a very coarse

grain and somewhat unwelcome feel. St Peter’s Court is set back slightly from the southern boundary, and the adjacent curtilage of the Listed St Peter’s Church also contributes to the site’s open feel.

Topography: St Peters Road drops sharply to the north-west and climbs steeply to the south, resulting in the flats to

the south being at a higher level than the site. The site itself is level. Access and Transport: Good existing access via Glen Fern Road, and this site is the closest to the town centre. Good

public transport links are available from nearby Old Christchurch Road.

Strengths: • Good town centre location. • Level site. • Good access to public transport. • Adjacent Listed Building and Conservation Area. • Prominent site. • Good screening to southern boundary.

Opportunities: • Create strong edge to Glen Fern Road. • Foster strong pedestrian links to the town centre. • Improve screening to south and west. • Create Local Landmark. • Improve secondary location. • Make most efficient use of land.

Weaknesses: • Coarse grain. • Few active uses. • Adjacent Listed building and Conservation Area. • Northerly aspect. • Small, compact site.

Threats: • Poor relationship of NCP car park to the street. • Poor quality of public realm. • Design constraints. • Conflict between built development and parking

provision. • Loss of car park facility. • Planning Policy 8.32 (See Appendix B). • Proximity to licensed premises.

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Section 2: Area Analysis

© Crown copyright. All rights reserved 100019829, 2007

Cities Revealed ® copyright by The GeoInformation ® Group and Crown Copyright © All rights reserved.

Site B: Leyton Mount -0.47ha

Site Context and Description: This is a level site, orientated north-south, raised above Old Christchurch Road to its southern boundary. The site benefits from a southerly aspect, with good screening to all sides, although some of the trees on the eastern boundary are protected by Tree Preservation Orders. The trees to the west provide excellent screening and should be retained. Surrounding uses are predominantly residential, with Horseshoe Common providing a large expanse of Open Space directly to the west.

Townscape: The site is quite open, and it is surrounded by a very coarse grain of development. There are no buildings on

the site. The Chantry, to the east of the site, is a flat development, and to the north of the site is a short terrace. No2 Lorne Park Road to the east is an office development. The former Registry Office to the south has recently been con-verted to a restaurant.

Topography: Madeira road climbs fairly steeply from Old Christchurch Road, although the site itself sits on a plateau. It

therefore has good potential for development and can make good use of natural light. Access and Transport: There is good existing access from Madeira Road, and the site lies adjacent to Old Christchurch Road,

which is well served by public transport. There is an existing public access direct to Old Christchurch Road via steps on the southern boundary.

Strengths: • Well screened, level site. • Adjacent to Open Space. • Adjacent Conservation Area. • Adjacent to major public transport route. • Elevated position with southerly aspect. • Good screening. • Good site access. • Prominent site.

Opportunities: • Open up links to the Open Space. • Improve public realm at Madeira Road / Old Christchurch

Road junction. • Create local landmark. • Make most efficient use of land. • Improve public access to Old Christchurch Road. • Opportunity to incorporate underground car parking.

Weaknesses: • TPOs affect trees on the eastern boundary. • Heavily treed boundaries will shadow development. • Adjacent Conservation Area. • Not prime town centre location.

Threats: • Noise from Old Christchurch Road, both vehicular and

pedestrian. • Loss of public car park facility.

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Section 2: Area Analysis

© Crown copyright. All rights reserved 100019829, 2007

Cities Revealed ® copyright by The GeoInformation ® Group and Crown Copyright © All rights reserved.

Site C: Madeira Road - 0.69ha

Site Context and Description: This is an elongated level site, orientated east-west. The site benefits from a southerly aspect with good screening, and there are some attractive mature trees within the site that are worthy of retention. The northern boundary is flanked by the Wessex Way distributor road and well screened. The surrounding uses are predominantly residential, although the Police Station, Social Services Department, and Probation Department are all clustered on the eastern boundary. There are no buildings on the site.

Townscape: The well spaced developments along Madeira Road give the area a coarse grain, similar to Site B,

and the western tip of the site abuts Horseshoe Common. There are a selection of large civic buildings at the eastern edge of the site.

Topography: The site is level with Wessex Way set at a lower level to the north. This is the most raised of all

the sites. The site has potential to make good use of natural light to due its aspect, and enjoys good screening to the residential properties opposite.

Access and Transport: The site lies less than 200m from Lansdowne Road, which is a major public transport

route, and it also lies approximately 0.5km from Bournemouth train station. There is good existing pedestrian and vehicular access to the site from Madeira Road.

Strengths: • Large, level site. • Good existing screening, and good specimens

worthy of retention. • Southerly aspect. • Proximity to Bournemouth train station. • Ability to facilitate decked car parking.

Opportunities: • Improve access to Horseshoe Common. • Improve sense of enclosure of Madeira Road. • Provide mixed use development. • Make better and more efficient use of land. • Create local landmark.

Weaknesses: • Retention of trees within the site. • Not prime town centre location. • Lack of character.

Threats: • Noise from Wessex Way. • Possible Police activity disturbance.

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Section 2: Area Analysis

© Crown copyright. All rights reserved 100019829, 2007

Cities Revealed ® copyright by The GeoInformation ® Group and Crown Copyright © All rights reserved.

2.2 Planning History No planning applications have been submitted on any of the sites during the past 5 years, and therefore there are no extant permissions to view. However, planning histories for the relevant streets can be seen in Appendix A. Any of these applications may be viewed at the Town Hall Annexe during office hours (see Appendix F). 2.3 Site Ownership These are all Council owned sites which are now coming forward for development. In producing this brief, the Council are seeking to promote the best future uses for these sites in line with current policies. 2.4 Local Demand Housing The housing market in Bournemouth remains buoyant. The Council’s 2003 ‘Market Demand and Housing Needs’ study identifies a significant requirement for additional affordable housing. One and two bedroom, social rented units are the area of greatest need, although detailed requirements should be discussed with the Council’s Housing Strategy team. Employment Uses All three sites fall outside the core Shopping Areas of the town centre. However, some retail or office uses would be acceptable on Site A, which lies closest to the town centre, and Site C could include some office use of there is sufficient need for such accommodation.

The Council’s Economic Development section indicates that enquiries are received on a regular basis for small office units (20m2 and above, serviced and unserviced). Further enquiries should be directed to the Economic Development Section. Public Open Space The Council’s adopted Open Space requirements are set out in the Supplementary Planning Guidance ‘Open Space and Recreation’. Where full provision is not possible, contributions will be required towards the support and improvement of existing off-site facilities. These will be calculated in accordance with Policy 7.21 of the Adopted Local Plan and the approved Supplementary Planning Guidance. Public Transport The development of these sites will provide the opportunity to improve the bus waiting facilities on Old Christchurch Road. This could include seating, improved lighting and real time information at local bus stops.

Open Space

Public Transport

Employment Uses

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Section 2: Area Analysis

3.1 National Planning Policy Guidance The relevant National Planning Policy Documents relevant to this brief are: PPS1: Delivering Sustainable Development

(2005) PPS3: Housing (2006) PPS6: Planning for Town Centres (2005) PPG13: Transport (2001) PPG15: Planning and the Historic Environment

(1994) PPG24: Planning and Noise (1994) PPS1 Encourages ‘good planning’ and states in

paragraph 33 that; “Good design ensures attractive, usable, durable and adaptable places and is a key element in achieving sustainable development. Good design is indivisible from good planning.”

In line with this advice, the production of

this brief will enable the Council to negotiate an attractive, usable, durable and sustainable form of development on these three sites.

PPS3 Confirms the Government’s commitment to

making the best use of urban land and maximising the re-use of previously developed land. In line with the suggestion in this PPS, the Council would like to secure a coherent approach to the renewal of these sites.

Paragraphs 12 and 13 of PPS3 state that; “Good design is fundamental to the

development of high quality new housing, which contributes to the creation of sustainable, mixed communities. Reflecting policy in PPS1, good design should contribute positively to making places better for people. Design which is inappropriate in its context, or which fails to take the opportunities available for improving the character and quality of an area and the way in functions, should not be accepted.”

PPS6 Encourages well developed mixed use,

multi-storey developments that provide activity throughout the day and night, and encourage different age groups and social groups to use town centres. However, this must be balanced against the need to accommodate residential uses in town centres. The production of this brief confirms the Council’s commitment to achieving this. Paragraphs 1.2-1.4 of PPS6 state that;

“The Government’s key objectives for town

centres is to promote vital and viable city, town and other town centres by encouraging a wide range of services in a good environment, accessible to all. The Government’s wider policy aims are also relevant… to promote good design, improving the quality of public spaces, protecting and enhancing the architectural and historic heritage of centre, and ensuring that town centres provide an attractive and safe environment for businesses, shoppers and residents.”

PPG13 Encourages development in central locations that can make the best use of public transport. Development on all three sites can achieve this aim. Paragraph 6 of PPG13 states;

“LPAs should actively manage the pattern

of urban growth to make the fullest use of public transport… and seek by the design and layout of developments and areas, to secure community safety and road safety.”

PPG15 States that Listed Buildings will be

protected from development that would adversely affect their character or setting. New development in Conservation Areas must preserve and enhance the character of the Conservation Area. Some of the proposals will affect the setting of adjacent Listed Buildings and Conservation Areas, but creating a pastiche of the existing is not always desirable. Paragraph 2.14 of PPG15 states:

“New buildings do not have to copy their

older neighbours in detail. Some of the most interesting streets include a variety of building styles, materials and forms of construction, of many different periods, but together forming a harmonious group.”

PPG24 States that noise attenuation measures may

be necessary on certain sites, and that consideration should be given to the internal layout of units. Potential conflicts between business and residential uses should be addressed through detailed design.

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Section 3: Policy Context

These measures can also promote ground water recharge, water quality improvement, pollution prevention and amenity and biodiversity enhancements. The Environment Agency advises developers to proceed in accordance with Part H of the Building Regulations; paragraphs 40-42 and appendix E of PPG25; CIRA C522 SUDS Design Manual for England and Wales, and the Interim Code of Practice for Sustainable Drainage Systems. The latter provides advice on design, adoption, maintenance and technical guidance on SUDS. Further advice is also given in the Council’s Planning Guidance Note: Sustainable Urban Drainage (2003). Safeguards should be implemented during the construction phase to minimise the risks of pollution and detrimental effects to water interests in and around the sites. Such safeguards should cover the use of plant and machinery, oils/chemicals and materials; the use and routing of heavy plant and vehicles; the location and form or work and storage areas and compounds and the control and removal of spoil and wastes. A Construction Environment Management Plan (CEMP) should therefore be produced for the construction phase. 3.4 Local Planning Policy The Bournemouth Community Plan 2004 This document provides the strategic direction for the town. The development of the site can assist the Council in meeting some of the targets set, including addressing the levels of economic deprivation through regeneration activity.

Vehicular access to each site already exists and can be adapted to suit the needs of any new development proposal. The LTP aims to reduce the provision of on-street parking in the Borough through the introduction of Prime Transport Corridors. This means that drivers will be directed to use off-street parking facilities, and this must be taken into account when considering the parking provision on the three sites. It is proposed in the LTP that Old Christchurch Road will become a Prime Transport Corridor, and therefore it is vital to ensure that off-street parking will be provided by any development. The Council considers that public parking can be divided between the three sites, and this is discussed in more detail in paragraph 4.5.8. 3.3 Sustainability and Local Agenda 21 The contribution that the development can make to ‘sustainability’ as discussed in PPS1 and to the council’s sustainability objectives must be addressed in the design statement submitted with any planning application. All three sites are almost entirely covered by hard surfaces and Site A also has a public WC. Incorporating porous hard surfaces will result in the scheme achieving an environmental gain through reduced run-off. The Council will therefore expect any scheme to incorporate a Sustainable Urban Drainage System (SUDS). Details of a SUDS scheme for each site must be submitted to the Council before any development commences. Surface water run-off should be controlled as near to its source as possible through a SUDS. Soakaways, infiltration trenches, permeable pavements, and, where appropriate, grassed swales, ponds and wetlands, can all be used to reduce flood risk.

The Government publication “Safer Places, The Planning System and Crime Prevention” sets out a range of approaches that can be taken to discourage crime and anti-social behaviour. Any development of the site must take this advice forward. Crime prevention features will be assessed at the detailed design stage, and any application may be referred to the Dorset Police Architectural Liaison Officer. There should be an active frontage to Glen Fern Road and Madeira Road including access to units, a clear definition between public and private space, and all public areas within the site should be overlooked by windows. Front access to buildings should retain a good relationship with the street, and any rear accesses should be overlooked. 3.2 Local Transport Plan The South East Dorset Local Transport Plan (LTP) 2006-2011, establishes the overall transport policy for the conurbation with particular emphasis on sustainability and integrated transport. The development of these three sites is expected to contribute to the achievement of LTP objectives. All three sites are within walking distance of shops, and public open spaces. They are also all well located for public transport. All three sites are within easy walking distance of main bus routes, and Site C is approximately 0.5km from Bournemouth train station. Any development should take advantage of this in order to help reduce the dominance of the private car. Account should be taken of the central location of the developments when determining the level of car parking to be provided. A transport statement will be required that considers all aspects of access to and from the sites, and it is likely that any non-residential uses will require a Green Travel Plan.

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Section 3: Policy Context

Sites B & C: Site Specific Policy: Policy 7.17 Open Spaces Site C: Site Specific Policy: Policy 4.23 Advertisement Control An extract from the Local Plan Proposals Map (West Sheet), which shows some of these policies in more detail, is given below.

In addition to the Policy documents outlined in this section, there are a number of additional publications that should be considered when formulating any future development proposals for these sites. These references are listed in Appendix E, which also contains a bibliography for the whole document. Tree Preservation Orders Site B, Leyton Mount, is the only site potentially affected by Tree Preservation Orders (TPOs). Full details of any of these TPOs can be viewed at the Town Hall Annexe during office hours. (See Appendix F). All three sites are either surrounded by, or contain, trees of good visual quality that are preferable to retain. Developers are encouraged to discuss their proposals with the Council’s Arboricultural Officer in order to ascertain which specimens should be retained, and where new planting can be undertaken.

Bournemouth District Wide Local Plan, Adopted 2002 This Plan sets out the land use and development proposals for the Borough. This brief has been prepared having regard to the policies contained in the Local Plan. (See Appendix B). The following policies can be applied to all three sites. Please note that this is not an exhaustive list. Policy 3.23 Noise Policies 4.4-4.10 Conservation Areas Policy 4.19 Townscape Policy 4.20 Access for Disabled People Policy 4.24 Public Art Policy 4.25 Landscaping Policy 5.3 Employment Policy 5.13 Energy Efficiency & Energy

Conservation Policy 5.31 Day Nursery facilities Policy 5.35 Student Accommodation Policy 6.6 Affordable Housing Policy 6.9 Development of Brownfield Land Policy 6.10 Flats Development Policy 6.17 Multiple Occupation Policy 7.17 Open Space Policy 8.13 Highway Contributions Policy 8.14 Highway Improvements Policy 8.22 Public Car Parking Spaces Policy 8.23 Car Parking Policy 8.27 Lansdowne Parking Restraint Area Policy 8.37 Cycle Facilities Site A: Site Specific Policies: Policy 4.2 Listed Buildings Policies 7.1 – 7.4 Town Centre Tourism Area Policies 8.10 & 8.11 Highway Improvements Policy 8.32 Coach, Taxi and Lorry Parking

Facilities

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Section 3: Policy Context

© Crown copyright. All rights reserved 100019829, 2007

© Crown copyright. All rights reserved 100019829, 2007

Strengths:

• Good access to public transport. • Town Centre locations. • Proximity to Listed Building and Conservation Area. • Level Sites. • Good existing screening and tree specimens. • Good existing pedestrian and vehicular access. • Southerly aspects. • Proximity to Open Space. • Mixed use areas.

Weaknesses:

• Coarse grain of existing urban fabric. • Proximity to TPOs. • Proximity to non-protected trees. • Proximity to Listed Building and Conservation Area. • These are not prime town centre locations. • Divergence in the size of the sites.

Opportunities:

• Improve access to Open Space. • Improvements to public realm. • Improvements to existing screening. • Creation of active frontages with fine grain. • High density, mixed use development. • Promotion of sustainable development. • Improve links to public transport. • Make better use of land.

Threats:

• Road noise. • Noise and disturbance from nearby licensed premises. • Pedestrian noise. • Loss of public car parking facilities. • Design constraints.

The following section will consider the Planning Policy constraints affecting future development.

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Section 3: Policy Context

4.1 Acceptable / Unacceptable Uses Having regard to the preceeding sections of this brief, the following uses would be considered acceptable on the three sites: Site A: • Residential • Food and Drink • Office

Site B: • Residential

Site C: • Residential • Office

4.2 Viability Site A provides the best opportunity for a mixed use development due to its close proximity to the town centre. It is considered that residential uses could be accommodated on each site, which will enable recovery of development costs. The size of Site C will enable a large scale redevelopment to take place, which could partially offset the costs of developing sites A and B if necessary.

4.3 Additional Infrastructure As all of the sites are currently used as open air parking, there is currently no direct infrastructure provision, with the exception of Site A, which is connected to the sewerage system. Electricity, water and gas supplies will all need to be incorporated into any new development scheme. 4.4 Parking Standards The Council’s car parking standards are set out in Appendix 4 of the Local Plan, and the relevant standards to this brief can be found in Appendix C of this document. Options for relaxation of the standards are also given in these locations. Underground Car Parking On sites where underground car parking is proposed developers need to consider whether this would impact on groundwater issues, such as an interruption to groundwater flow/levels. Developers also need to consider whether the underground parking would increase the risk of the site flooding particularly from surface water run-off. Developers are advised to contact the Environment Agency if they are in any doubt. The overall design of future proposals will now be fully considered.

4.5 Design Approach The overall approach is to recreate the block structure, and form a strong built frontage to Glen Fern Road and Madeira Road. This can be achieved by having regard to the following urban design elements:

By Design. Urban Design in the Planning System: towards better practice

4.5.1 Frontages In order to achieve active and interesting frontages, main entrances and living room windows should face the street. Where long frontages are proposed, projections and setbacks can add visual interest and soften the impact of the building. They can also be used to emphasise entrances to the building.

Character A place with it’s own identity. Consider local topography, local building materials, spaces, landmarks.

Enclosure Public and private space, boundary treatments, frontages, building lines.

Public Realm Landscaping, planting, street furniture, structures, lighting, public art, security.

Movement Public transport, parking, disabled access, permeability, destinations, crossings, barriers, connections.

Legibility Gateways, nodes, landmarks, views and vistas, edges, zones, streets which integrate or sever

Adaptability Occupancy, tenure, adjacent uses, access, microclimate, servicing, slope.

Diversity Mixed use, patterns of land use, social mix, block subdivision, ownership and tenure.

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Section 4: Development Proposals

4.5.3 The Public Realm The creation of a robust and attractive public realm is vital to the creation of vital and viable places. The Council anticipates that the redevelopment of these sites could act as a benchmark for future public realm improvements in the vicinity. Therefore, elements such as landscaping, planting, street furniture and lighting must all be carefully considered. In order to create well designed and defined streets, buildings, trees and other landscaping elements should be appropriately scaled. Buildings on the corner of streets play a particularly important role, and can be used to create landmark structures. Corner buildings should be designed to visually turn and close the corner, and so maintain visual continuity. Improving existing features, such as the pedestrian access to Old Christchurch Road from Site B, will further enhance the public realm. Types of Outdoor Spaces The roles that different types of outdoor areas play must also be carefully considered. Is the space a path, a road or a square? How will it be used? And by whom? Is it a formal or informal space? Is it a civic or recreational space? Movement It must be remembered that spaces are part of a pedestrian route network, and that, in particular, road junctions should be designed as public spaces with an emphasis on enabling easy pedestrian movement. Where possible, new routes must connect to existing ones, particularly for those travelling on foot.

Street Furniture The placement and design of street furniture is a particularly important issue. Street furniture that is of a co-ordinated design helps to reduce visual clutter and can create a positive image for a place. The Council invites the use of local artists to create street furniture as well as public art, especially art that could double as one-off pieces of unusual street furniture. 4.5.4 Mixed Use It is important that uses are mixed vertically within buildings as well as horizontally along the street. Suggestions for the types of uses have been given above in paragraph 4.1. In all cases of mixed use development, the Council will wish to see active uses at ground floor level. The siting of Class A1 (Retail), or Class A3 (Restaurant and Café) uses on corner sites can create landmarks, thus aiding the legibility of the area, and they also generate activity. Siting A3 uses in such locations is preferable as they normally stay open into the night, thus generating activity for long periods of time. In this case, a Class A3 use is considered preferable to a Class A4 (Pubs and Bars) use, as the latter would be likely to generate more noise and disturbance than a restaurant where people are enjoying a drink with a meal. Although Site A is the most suitable for Class A3 uses, it is bounded by residential uses making it important that noise and disturbance is kept to a minimum.

Where vehicular access is to be incorporated to enable access to car parking or servicing areas, such gaps in the frontage should be kept to the minimum standards required in order to maintain visual continuity of the built form, and retain pedestrian dominance. The use of an arch through the building is one way of ensuring that the relationship between the building and the street is maintained. Where it is proposed that part of the development is to be set back from the building line, the resultant space should be given over to pedestrian use. Strong frontages with well defined entrances increase legibility, and direct access to the street enables the creation of active façades. This enables the creation of a fine urban grain, which is important for encouraging activity and natural surveillance. 4.5.2 Public and Private Spaces It is important that public and private spaces are all overlooked. In order to clearly define private spaces, courtyards and similar open spaces should be enclosed by the backs of buildings. Gardens, where provided, should back onto each other rather than be backed by roads, as this improves privacy and safety. Good design can be used to inform people whether ambiguous spaces such as forecourts, are public or private. The privacy of living rooms at ground floor level can be improved if they are raised above street level. This will not have a detrimental effect upon natural surveillance, but it will improve the amenity of the occupiers.

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Section 4: Development Proposals

Site A is considered to have the most potential for a mixed use development due to its central location, whereas Site B, with its elevated and hidden character would be better suited to residential uses. Site C, which is slightly more detached from the town centre, would be more suitable for residential and non-retail uses such as office, if there is a demonstrable need for such accommodation. The Council encourages the mixing of affordable housing with market value properties where possible. Such mixing could be achieved through block subdivision. 4.5.5 Type, Density & Affordable Housing All three sites are bounded in part by residential development, and so an element of housing would be appropriate on each site. Site A, being in such close proximity to the town centre, could also accommodate retail and food and drink uses as mentioned above. The guidance contained in PPS3 promotes good design in new housing development, and suggests densities of at least 30 dwellings per hectare. Given the part residential nature of each site, and their very proximity to the town centre and local amenities, the Council would expect proposals to achieve a housing density of at least 50 units per hectare.

The Home Office and the Housing Corporation request that all Affordable Housing achieves the ‘Secured by Design’ award. This means that affordable housing is built to a reasonable level of security. The Council expects all units (including open market units) to achieve an acceptable level of security complying with the ‘Secured by Design’ award. 4.5.6 Height, Scale and Massing Any future development proposal should seek to encompass and demonstrate excellent standards in design, and make a positive contribution to the locality. All three sites have the potential to create a strong visual frontage, and also incorporate landmark design features. Due to the need to protect existing residential amenity, it is proposed that development on Site A be no more than seven storeys high. This is the smallest site, and development comprising of a single block would be appropriate here. However, it is suggested that the block be composed of a tower and ‘spur’ elements, with the spur being no more than four storeys high. It is considered that Site B could accommodate development of up to four storeys high. Site B is marginally larger than Site A, and is not so enclosed by existing development. Site B could accommodate development of one or two blocks. Site C could accommodate development of up to seven storeys. Given the elongated nature of the site, it is considered that development should be divided into several blocks to help reduce its visual impact, and allow as much sunlight as possible to filter through the development.

Affordable Housing Your attention is drawn to Policy 6.6 in Appendix B with regard to Affordable Housing provision. The Bournemouth Borough Council Housing Needs Study, undertaken by Fordham Research (2003), identified that over the following five years there will be an annual shortfall of 1,572 affordable units being provided within the Borough. In view of this, and in accordance with Policy 6.6 of the Local Plan, the Council would expect that 30% of the properties to be provided by this brief would be affordable. Of this 30%, 91% should be low cost rented accommodation, and the remaining 9% should be shared ownership in order to meet the specific needs identified in the study. The table below shows how Affordable Housing should be provided on each site. In each case, the developer will need to enter into a Section 106 Agreement with the Council to ensure that the affordable housing is ultimately provided to the Authority’s satisfaction. Developers are invited to negotiate the provision of affordable housing early on in the process, and the first point of contact should be the Council’s Principal Housing Officer (see Appendix F).

Site A Glen Fern Road

A 30% affordable housing quota will be required. This may include sheltered housing for older persons, rented and shared ownership.

Site B Leyton Mount

A commuted sum will be required to provide affordable housing off-site.

Site C Madeira Road

A 30% affordable housing quota will be required, tenure mix to be 90% rented and 10% shared ownership.

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Section 4: Development Proposals

The design of open space should be designed to avoid as far as possible, the creation of frost pockets, for example. Bournemouth is characterised by evergreen trees, especially pines, but the town is also well stocked with various deciduous varieties. Whilst pines and similar evergreen varieties provide year-round colour, deciduous trees have the benefit of filtering heat and pollution in the summer, and allowing low winter sunlight to filter through. It is therefore important to consider how the choice of trees will affect any proposed development. Trees and lighting can be used to enforce the character of an area, and have an important role to play in creating attractive spaces and places. 4.5.8 Access and Car Parking All three sites benefit from existing vehicular access which can be incorporated into any new development. In order to protect the visual amenity of the street frontage, parking and servicing areas should be located to the rear of the buildings, or in basements. The Council’s parking standards concerning residential, Class A1, A2 and A3, and Class B1 uses can be found in Appendix C of this brief. Parking standards relating to all types of development can be found in Appendix 4 of the Local Plan. It may be possible to provide reduced levels of car parking in relation to particular uses, for example residential or student units, given the town centre location of the sites, and their proximity to public transport links.

Site B is accessed via a pedestrian link from Old Christchurch Road. The Council would expect this link to be refurbished as part of any redevelopment scheme. Site C has the capacity to incorporate decked parking, and it is recommended that this is placed on the eastern boundary adjacent to the large surface car park serving the police station, in order to reduce its visual impact from Madeira Road. Hard surfaced areas that are created to allow vehicular access, servicing and surface level car parking should be designed to allow sharing between pedestrians and cars. This can be achieved through materials, and raising the road level to pavement level. A good sense of enclosure will help to reduce traffic speeds, and this could be achieved through tree planting and other landscape measures as well as through the siting of buildings within the site. Incorporating smaller corner radii will also have the same effect.

4.5.7 Landscaping and Open Space All proposals should include a landscaping scheme, which should include a full tree survey and Aboricultural Impact Assessment. An Arboricultural Method Statement that sets out how trees are to be accommodated and protected during construction must also be included. The landscaping scheme will be considered as an integral part of the overall design standard that the development should seek to achieve. Well designed landscaping not only has visual benefits, but can also filter pollution, form part of a Sustainable Urban Drainage System (see paragraph 3.3 of this brief), act as a security measure, and help to differentiate private and public areas. It is important that as much of the existing landscaping is retained as possible, and that new public areas are easily accessible and make the best use of natural light. Private open space must be clearly defined and overlooked. Site C provides the best opportunities for Open Space provision due to its size. This site also has good existing screening along its northern boundary to the Wessex Way. This should be retained and supplemented with additional planting where possible. The creation of a block development on this site will also allow opportunities for additional planting to be undertaken, and this can have a positive impact on noise attenuation. When considering the provision of Open Space, thought should be given to the microclimate of the area, with regard to shading, direct sunlight, down draughts and wind etc, and how the proposed development and existing surrounding uses will influence the area.

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It is essential that proposals take account of the requirement of the South East Dorset Local Transport Plan 2006-11. This states that on street parking should be removed from Prime Transport Corridors, including Old Christchurch Road, into off street car parks. It is likely that Leyton Mount car park is the best place to accommodate parking displaced from Old Christchurch Road. It is advised that early discussions take place with the Transport Department, in order that a satisfactory scheme can be achieved. Further details will then be required at the pre-application and planning application stages.

Due to the nature of the sites, it would neither be desirable in design terms, nor practical in safety terms, to provide on-street parking for any of the three sites. Careful consideration must therefore be made as to how on-site parking and access can be best achieved with the least visual impact. Policy 8.22 (see Appendix B), states that where public car parking spaces are lost they must be replaced. The existing public parking spaces are divided between the sites as follows: 4.5.9 Designing Out Crime Attention is drawn to Government Guidance advising Local Planning Authorities that a balanced approach to design is required that will reconcile the visual quality of development with the need for crime prevention. Publications such as ‘Safer Places: The Planning System and Crime Prevention’ and ‘Secured by Design’, both set out a range of measures that can be used to discourage crime. In addition, the Architectural Liaison Officer at Dorset Police should be consulted on any proposed scheme. Many of the measures suggested by these publications have already been mentioned in this section, for example: • Clear distinction between public and private

space;

• Direct access to buildings from the street, which increases overlooking and natural surveillance;

• Overlooking of private open space and parking areas;

• Positioning living rooms to face the street; • Carefully positioning planting and lighting to

improve and aid natural surveillance. It is important that space is designed for a specific purpose, and that this purpose is clearly understood by its users and passers by. This avoids the creation of derelict and un-used land, and therefore reduces opportunities for crime. Crime Prevention in Parking Facilities Bournemouth Borough Council supports the ‘Park Mark Safer Parking Award’ scheme of which Richmond Gardens multi-storey car park already holds an award. The scheme is owned by the Association of Chief Police Officers (ACPO) and managed by the British Parking Association. The aim is to reduce crime and the fear of crime within parking facilities and also provide a design framework for architects and developers of new parking facilities. The Council considers that the achievement of this award is a reasonable target for any developer to achieve, and developers are encouraged to discuss their proposals with The Dorset Police Architectural Liaison Officer (ALO), who is the principal point of contact for both ‘Secured by Design’ and the ‘Park Mark Safer Parking Award’. The ALO welcomes early consultation, including pre-planning application consultation, on applications for new parking facilities. He may also be able to assist the applicant in demonstrating in the Design and Access Statement ‘how crime prevention measures

have been considered in the design of the proposal…’ as required at paragraph 87 of DCLG Circular 01/2006. 4.5.10 Sustainability To contribute to the Council’s sustainability objectives, developers will be encouraged to improve the environmental performance of buildings by ensuring that high standards of insulation are applied, and recycled materials are used throughout. In doing so, the development should seek to achieve a very high BREEAM (Building Research Establishment Environmental Assessment Method) rating on all buildings (see Appendix E). The Council has a Sustainable Construction Policy which states that any project on Council owned land must be BREEAM assessed and achieve a ‘very good’ rating as a minimum standard. In addition, it will also be necessary for the development to incorporate features that assist with surface drainage and therefore adopt the principles of SUDS (see paragraph 3.3 of this brief). The Council also actively encourages the use of energy saving features, such as materials, insulation, solar panels and grey water recycling. Water efficiency measures should be incorporated into the schemes. These could include water butts, rainwater recycling and the use of water-efficient internal appliances and systems. This would assist in conserving natural resources and offer some contingency during times of water shortage. A copy of the Environment Agency’s (EA) ‘Conserving Water in Buildings’ is available from the EA on request.

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Section 4: Development Proposals

Site A: Glen Fern 60 spaces

Site B: Leyton Mount 120 spaces

Site C: Madeira Road 260 spaces

Total: 440 spaces

4.5.11 Noise The proximity of Site C to the Wessex Way, Site B to Old Christchurch Road, and Site A to the NCP car park and St Peter’s Road will require noise level surveys, to ensure that future development protects amenity in this regard. With regard to Site C, an acoustic report in accordance with PPG24 to accurately identify the Noise Exposure Category of the site will be required. This report should also detail any noise attenuation measures that are proposed as a result of the recommendations of the report, and must be approved in writing by the Council. Sites A and B will also require a noise assessment, particularly in relation to night time noise due to the proximity to licensed premises and busy roads. The internal noise levels of dwellings should satisfy the reasonable standard of BS8233: 1999 – 40 dB LAeq, T in the living rooms and 35 dB LAeq, T in the bedrooms (with the windows shut). 4.6 Applying the Ideas The application of these ideas to each site will now be demonstrated. Please note that the following illustrations are not designed to be rigid or prescriptive, but should rather be seen as a catalyst to stimulate ideas and discussion. They do, however, indicate the heights of buildings that would be considered acceptable on each site, and they also demonstrate acceptable overall layouts and massing.

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Section 4: Development Proposals

Site A: Glen Fern Road

General Site Objectives: • Opportunity to create a single building due to site shape and size. • Building could incorporate decked parking. • Strong relationship to street. • Circular tower to mirror Mercury House, but should remain subservient to it. • Height: tower – up to 7 storeys. Spur – up to four storeys. • Additional planting should be included, and screening on southern boundary should be retained. • Vehicular access as existing. • Pedestrian access through tower, and also spur. • Active ground floor frontages. • Uses: Tower – predominantly residential. Spur – retail / office / residential / parking. • Replace exiting public WCs.

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Photographs

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© Crown copyright. All rights reserved 100019829, 2007

Block Plan 1:500 (reduced)

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Axonometric Projection 1:500 (reduced)

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Site B: Leyton Mount

General Site Objectives: • Opportunity to create two separate blocks or a crescent style development. • Underground parking is a possibility on this site. • Site elevated, but focusing development on the Madeira Road frontage will help to create a good relationship to the street. • Incorporating different building heights will allow sunlight to penetrate this north/south orientated site. • Height: up to four storeys. • Additional planting should be included with existing boundary trees retained, and TPO trees to be protected during development. • Vehicular access as existing. • Pedestrian access from Old Christchurch Road to be refurbished. • Uses: Residential.

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Photographs

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Section 4: Development Proposals

© Crown copyright. All rights reserved 100019829, 2007

Block Plan 1:500 (reduced)

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Axonometric Projection 1:500 (reduced)

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Site C: Madeira Road

General Site Objectives: • Several blocks possible on this elongated site. • One block could be given over to decked car parking. • Strong relationship to street. • Use different building heights to break up roofscape. • Height: up to 7 storeys. • Additional planting should be included, and existing tree specimens retained as far as possible. • Scope to allocate Affordable Housing on this site. • Vehicular access as existing. • Pedestrian access to be created directly off the street to each block. • Uses: Predominantly residential, with office use if demand exists.

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Photographs

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© Crown copyright. All rights reserved 100019829, 2007

Block Plan 1:500 (reduced)

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Axonometric Projection 1:500 (reduced)

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Section 4: Development Proposals

5.1 Planning Application The Local Planning Authority (LPA) would expect developers to have early discussions about their proposals for these sites, including proposed consultation and provision of information required to support a planning application. It would be the LPAs desire to deal with any planning applications within the statutory period, but this can only be achieved if the planning application is complete and properly supported when it is submitted. The LPA would normally require a full detailed planning application rather than an outline planning application given that this brief provides detailed guiding principles for any future development proposals. The LPA will require the submission of a Design & Access Statement, Transport Assessment and Travel Plan. An Acoustic Report in accordance with PPG24 will also be required (see paragraph 4.5.11), as well as a Construction Environment Management Plan (CEMP), for the construction phase of development (see paragraph 3.3). Developers are also advised that the Council’s Transport Strategy and Car Parking Strategy must be considered when designing future planning proposals. 5.2 Environmental Impact Assessment

(EIA) Given that Site C exceeds 0.5 hectares in size, a screening opinion will need to be submitted to ascertain whether or not an EIA is required.

5.5 Planning Agreements The Council anticipates there will be the need to enter into a planning agreement with the developer(s) of all three sites. It will incorporate requirements where work and facilities are needed, on and/or off site, as a direct result of the proposed development. In considering appropriate planning obligations, the Council will be guided by the advice contained in Circular 1/97, as well as in our in-house Supplementary Planning Guidance. The Council would expect to work with the developer to agree a draft S.106 Legal Agreement prior to the submission of a planning application. The following are areas where works or financial contributions / commuted sums may be required: • Affordable Housing • Open Space • Public Highway provisions • Public Transport provisions • Public Realm maintenance agreements • Crime and Safety initiatives • Public Art This is not an exhaustive list, and there could be other issues that emerge from the detailed proposal that will need to be incorporated into the Agreement.

5.3 Land Contamination Past activities may have caused contamination of soils, subsoils and groundwater (water in both unsaturated and saturated zones). This includes activities prior to the sites being used as car parks. It is therefore recommended that a site investigation is undertaken to the satisfaction of the LPA in consultation with the Environment Agency, to determine the nature of contamination. If contamination is confirmed, developers are advised to liaise with the Environment Agency on measures required to protect surface and groundwater interests. 5.4 Community Involvement In accordance with the Planning and Compulsory Purchase Act 2004, the Council will require any planning application to be supported by a Community Involvement Report. The Council would wish to agree the consultation measures to be carried out, both prior to, and following, the submission of the planning application with the developer at an early stage. All consultations should comply with the Adopted Statement of Community Involvement (SCI) that was prepared by the Council as part of the Local Development Framework Process. The Council will be able to assist in providing details of the relevant parties to be consulted with.

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Section 5: Planning Application Requirements

Appendix A: Planning History 32 Appendix B: Bournemouth District Wide Local Plan, 2002 34 Appendix C: Parking Standards 39 Appendix D: Tree Protection Areas 41 Appendix E: Bibliography 44 Appendix F: Contact Details 45

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Appendices

Selected histories dating back to 2002 are shown, as the majority of these will have been judged against the Local Plan, which was adopted in 2002. The exception is a 1989 application relating to Madeira Road for a decked car park.

Glen Fern Road

7/2003/1958/CS Former Roof Top Hotel, Glen Fern Road Approved 4 Sept 2003 Alterations, roof extension to form two extra floors of student accommodation (42 rooms)

Lorne Park Road

7/2003/3144/H ‘Wilson House’, 2 Lorne Park Road Approved 29 July 2003 Alterations and extensions to offices – Amended Plan.

7/2003/3144/G 2 Lorne Park Road Refused 23 April 2003 Alterations and extensions to offices.

Madeira Road

7/2005/21163/B The Pines, Madeira Road Approved 4 August 2005 Redevelop site with 4-storey block of 14 flats with basement parking and bin-store – amended scheme.

7/2005/14107/R Plots 8-10 Madeira Road Approved 26 September 2005 Formation of temporary car park – Renewal of application no. 7/2001/14107/Q

7/2004/21163/A The Pines, Madeira Road Approved 11 November 2004

Erection of a 3/4 storey block of 14 self-contained flats with semi-basement parking and associated access.

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Appendix A: Planning History

7/2003/21163 The Pines, Madeira Road Approved 25 June 2004 Erection of a three storey block of twelve flats with basement car parking.

A/89/13681 Corner Site, Madeira Road – Opposite Trinity road Approved 23 October 1989 Approval in Principle – Erection of a multi-storey car park – Regulation 4

Old Christchurch Road

7/2006/19062/E Former Registry Office, 159 Old Christchurch Road Approved 31 May 2006 Alterations, single storey extension and conversion of Registry Office to restaurant.

St Peter’s Road

7/2006/22022/B Bourne Chambers, St Peter’s Road Approved 29 March 2006 Conversion of premises to student halls of residence (28 units total) – Use Class Sui Generis

7/2006/12428/C 55 St Peter’s Road Current Application Erection of a 6/7 storey block of 11 flats

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Appendix A: Planning History

Policy 3.23 The potential for noise nuisance to occur either from the proposed development affecting existing development or from existing development affecting proposed development, will be taken into account when determining planning applications. Conditions will be imposed to ensure an adequate level of protection. Policy 4.2 The Local Planning Authority will seek to protect the setting of Listed Buildings from inappropriate development. Policy 4.4 Development proposals in Conservation Areas should preserve or enhance the character or appearance of the Area. In determining applications for development, the Local Planning Authority will have regard to the following: 1. Scale, density, height, form, massing, layout,

materials, colours, vertical or horizontal emphasis, and detailed design of the proposed development in relation to the predominant character of building in the area or, in the case of extensions, to the character of the principal building;

2. Retention of the original building plots where their relationship with the pattern of development and other plots makes a contribution to the character or appearance of the Conservation Area;

3. Protection of existing street patterns, Open Spaces, trees, hedgerows, walls, views and other elements which are an integral part of the Conservation Area.

Policy 4.5 A change of use will be permitted where it is consistent with maintaining the character or appearance of a Conservation Area. Policy 4.6 Within Conservation Areas, buildings that make a positive contribution to the character or appearance of the area will be retained. Development involving the demolition of a building will be permitted where it will preserve or enhance the character or appearance of the Conservation Area. Policy 4.7 The total or substantial demolition of buildings in Conservation Areas will not be permitted unless acceptable detailed plans for redevelopment of the site have been approved by the Local Planning Authority. A condition may be imposed deferring demolition to after a contract has been entered into for the implementation of the approved development scheme. Policy 4.8 The installation of an external roller shutter will not be permitted on a shop front within a Conservation Area unless the housing for the shutter is recessed or not open to view, and the shutter does not close in front of features of the shop front that contribute to its character.

Policy 4.9 In Conservation Areas, the guidelines for access, parking and servicing may be relaxed where there would be no increased risk to public safety and a relaxation of guidelines is shown to be necessary in order to preserve or enhance the character or appearance of the Area. Policy 4.10 In Conservation Areas, roads and footways including junctions and turning arrangements, street furniture and lighting should be designed to preserve or enhance the character or appearance of an Area. Policy 4.19 Proposals for development should be of good design and respect the character of the surroundings. The Local Planning Authority will have regard to all of the following:

1. The scale, density, height, massing, layout and materials of the proposed development;

2. The appearance and treatment of spaces between and around buildings including important public vistas within the townscape;

3. The amenities of neighbouring residents. Policy 4.20 The Local Planning Authority will encourage access throughout the Borough for everyone, including wheelchair users and people with physical or sensory disabilities, elderly people, and those with toddlers or infants in pushchairs, and ensure that appropriate provision is made for the needs of these people in all developments.

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Appendix B: Bournemouth District Wide Local Plan, Adopted 2002

Policy 5.3 Development involving the introduction or expansion of uses within Class B1 of the Town and Country Planning (Use Classes) Order 1987 will be permitted within the built-up area of the Borough subject to the following criteria; 1. Any proposed development does not significantly

detract from the appearance or character of the area in which it is located by reason of use, scale or built form;

2. The use has satisfactory road access; 3. The use has adequate on-site car parking and

servicing space as set out in Appendix 4. Policy 5.13 The Council will encourage the use of energy conservation methods in design, layout, siting and construction of proposals, wherever practicable. Policy 5.31 Planning permission will be granted for the establishment of day nursery facilities in suitable premises close to places of employment within the Town. Policy 5.35 The Local Planning Authority will permit the development of student accommodation where the following criteria are met: 1. The development will not adversely affect the

character or amenities of the area or adjoining users;

2. Accommodation is easily accessible on foot, by bicycle or by public transport to and from the relevant educational establishment;

3. Appropriate provision is made for on-site student bicycle and car parking.

Policy 6.6 Where there is a demonstrable lack of Affordable Housing to meet local needs, the Council will seek an element of Affordable Housing on suitable sites of 0.5 hectares or more, or where more than 14 dwellings are to be provided. The Affordable Housing will be for persons unable to compete in the existing Local Housing Market who are in need of accommodation and who are resident or permanently employed in the local area, or who used to live in the local area and wish to return for reasons of employment or family connections. Arrangements will be made to ensure that the benefit of Affordable Housing is enjoyed, not only by the initial occupiers of the dwellings provided, but also by their successors, through the management of the property by a registered Social Landlord, a trust, or similar organisation or through the use of conditions or planning obligations. The application of this Policy will take into account any particular costs associated with the development, and planning objectives relevant to the site and the need to achieve a successful housing development. (Note: In general, the aim is that 30% of the dwellings on a site should be affordable housing. A contribution will also be sought on suitable sites where it is not possible to provide a mix of house types.) Policy 6.9 The Council will encourage residential development on appropriate derelict, vacant and under used land throughout the Borough subject to other Policies in the Plan.

Policy 4.23 The erection of poster hoardings will not be permitted along the main approach roads into the Town and the Local Planning Authority will seek to negotiate the removal of existing hoardings. Policy 4.24 The Local Planning Authority will negotiate for the provision of public works of art within the publicly visible or accessible areas of the development scheme. Policy 4.25 The Local Planning Authority will require that, where necessary, development proposals include sufficient land for planting and landscaping. The applicant should provide an accurate tree survey and show existing topographical features (including trees, hedges, shrubs, slopes, water, and walls) to be retained. Landscaping schemes, and future arrangements for their management, should be submitted for approval in association with planning applications. Schemes should help produce safe environments, and priority should be given to the inclusion of native species of trees and plants. Consideration should be given as to whether the site forms part of an ecological corridor and if so measures should be included to protect or enhance the corridor. Explanatory note: It would not be appropriate to require landscaping schemes for certain proposals which do not add to ground cover of buildings or car parking, eg alterations to shop fronts or additions of dormer windows etc.

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Appendix B: Bournemouth District Wide Local Plan, Adopted 2002

Policy 6.10 Flats will be permitted in the built-up area provided the development: 1. Respects or enhances the character and

appearance of the area particularly as regards materials, landscaping, scale and massing of development; Retains, enhances or creates urban spaces, views, landmarks and other townscape features which make a material contribution to the character of the area;

2. Respects or enhances the character or appearance of Open Spaces either publicly or privately owned which contribute to the character and appearance of the area;

3. Takes account of important trees, ridge lines and other landscape features;

4. Respects the living conditions of the occupiers of buildings in the vicinity.

Policy 6.17 Houses in Multiple Occupation and hostels will be permitted, providing that the following conditions are met: 1. The proposal is compatible with the existing

character of the area and the amenities of neighbouring residents will not be adversely affected by noise, overlooking, lack of privacy or general disturbance, having regard to the nature of the use and the levels of activity which would likely be generated.

2. In the case of the conversion of an existing property, unless its existing use is non-residential and it is adjacent to other appropriate non-residential properties, it should be a substantial detached building which at present provides a minimum of seven habitable rooms, a kitchen and adequate bathroom and toilet facilities.

3. The property has a defined garden or amenity area capable of being used for activities associated with residential use (eg clothes drying area and sitting out area) and of a size appropriate to the number of occupiers and the location of the property. There should also be an adequate area provided for the storage of refuse.

4. On-site car parking requirements will be assessed taking into account:

• The scope for parking to be successfully designed into the scheme;

• The anticipated demand for parking; • Highway safety and the free flow of traffic; • The availability of public transport in the

area. Note: For the purposes of this Policy, houses in Multiple Occupation and hostels are as defined under the Bournemouth (Registration of houses in Multiple Occupation) Special Control Scheme, 1998, (See Appendix 3 of the Local Plan). Policy 7.1 Within the Town Centre Tourism Area (but excluding ground floor accommodation in the areas designated as the Core Shopping Area and Prime Shopping Area) planning permission will be granted for hotel, leisure, entertainment, cultural and recreational uses provided these do not have an adverse effect on the amenities of neighbouring residents. Policy 7.2 Within the Town Centre Tourism Area the loss or change of use from tourist accommodation to other uses will not be permitted unless the proposed use will maintain or enhance the tourism role of the area.

Policy 7.3 In the Tourism Core Areas and the Town Centre Tourism Area, as shown on the Proposals Map, planning permission will be granted for: 1. New tourist accommodation; and 2. Conference, indoor entertainment and private

sports facilities to existing tourist accommodation Provided that such development: a. Does not result in over-development of the site; b. Is not detrimental to the character or amenity of

the area; and c. Provides satisfactory parking provision. Policy 7.4 In considering proposals for development within the Tourism Core Areas and Town Centre Tourism Area, the Local Planning Authority will have regard to maintaining: 1. The function of these areas in relation to the

tourism industry; 2. The character of the area; 3. The appearance of the area. Policy 7.17 Development resulting in the loss of public and private Open Spaces, including sports grounds, which contribute to the visual, environmental, ecological or recreational amenity value of an area or contribute to the network of Open Spaces will not be permitted except where the benefits arising from the development outweigh the loss of Open Space or sports grounds or where other forms of development are allocated in this Plan.

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Appendix B: Bournemouth District Wide Local Plan, Adopted 2002

Policy 8.11 Planning permission will not be granted for development which would prejudice the implementation of any Highway improvements identified in the Plan, together with the schemes detailed at Appendix 6 (of the Local Plan). Policy 8.13 Where Highway improvements are necessary in order to enable a particular development scheme to proceed, contributions will be sought from the developers. The scale of contributions will take into account the scale and kind of development and will relate to the cost of providing or improving Highway facilities that are fairly and reasonably required for and directly attributable to the development. Policy 8.14 Proposals for development or redevelopment shall incorporate such appropriate Highway improvements and/or traffic management measures to deal satisfactorily with traffic generated or affected by such development. Policy 8.22 Where redevelopment would affect public car parking spaces (whether publicly or privately owned), any spaces lost should be replaced either: 1. On-site; 2. In the vicinity of the site; or 3. By the provision of alternative transport measures.

Policy 8.23 For all development within the Plan area the Local Authority’s maximum car parking guidelines apply. The car parking guidelines in Appendix 4 (of the Local lan) refers to the provision of easily accessible off-street parking. Policy 8.27 Within the Town Centre and Lansdowne Parking Re-straint Areas the following car parking guidelines will apply: Within the Town Centre Parking Restraint Area: Development in Use Class B1 will provide on site parking provision at a maximum of 1 space per 80 square metres of Gross Floor Area (GFA). In order to promote, enhance or provide sustainable modes of transport to the Development / Restraint Area, a con-tribution may be sought from the developer to: 1. Provide additional parking up to a maximum of 1

space per 30 square metres of GFA, less the on site parking provision, at the Park and Ride site identified on the Proposals Map; or

2. Provide enhanced alternative modes of transport to, or in the vicinity of the site.

Within the Lansdowne Parking Restraint Area: Development in Use Class B1 will provide on site parking provision at a maximum of 1 space per 50 square metres of GFA. In order to promote, enhance or provide sustainable modes of transport to the De-velopment / Restraint Area, a contribution may be sought from the developer to: 1. Provide additional parking up to a maximum of 1

space per 30 square metres of GFA, less the on site parking provision, at the Park and Ride Site identified on the Proposals Map, or

Policy 7.21 Residential development should make provision for recreation facilities directly related to and necessary for the development. It is recognised that the need for Open Space and recreation facilities varies with different types of development. The detail of this matter is dealt with in separately published Supplementary Planning Guidance that recognises that provision must have regard to the size and characteristics of the site, the type of housing proposed and the availability of existing Open Space provision. The Local Planning Authority’s Open Space Standards are: 1. Playing Fields – 1.2 hectares per 1,000 bedspaces. 2. Playgrounds – 1.0 hectare of equipped

playgrounds per 1,000 bedspaces. 3. Amenity spaces – 0.6 hectares per 1,000

bedspaces. Amenity Open Space and provision for playgrounds will be provided on-site if the development is of a size sufficient to justify the provision of at least 0.2 hectares. Where on-site provision of at least 0.2 hectares for amenity space and playgrounds is not possible, off-site provision may be sought. Due to the land take required and the relatively small-scale nature of residential development likely to occur within the Borough, off-site provision will be sought in the case of playing fields. Policy 8.10 Improvements will be carried out to the Highway network at the locations listed at Appendix 6 (of the Local Plan). St Peter’s Road Footway: Widening for Footway. Ref: WLK4

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Appendix B: Bournemouth District Wide Local Plan, Adopted 2002

2. Provide enhanced alternative modes of transport to, or in the vicinity of, the site.

Policy 8.32 Suitable facilities will be provided at Queens Road and Glen Fern Road to enable coaches to park off the highway. Policy 8.37 Future development will be expected to contribute towards the provision of cycleways, cycle facilities and the promotion of cycling as follows: Residential development should, where appropriate, incorporate cycleways within the development and should allow for the provision of suitable links with the cycleway network, to local shops and to schools, and include where it is considered necessary, parking facilities for cycles; non-residential development should include cycle parking facilities in line with parking guidelines (see Appendix 4 of the Local Plan) and these should be located in well lit, accessible locations. Such development should also incorporate measures to promote cycling as a means of transport and provide additional cycle specific facilities. Where appropriate non-residential development should incorporate cycleways and allow the provision of links with the highway network.

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Appendix B: Bournemouth District Wide Local Plan, Adopted 2002

Non-Residential Development, Student Accommodation and Cycle Parking General Residential In Curtilage Nearby unassigned

Flats (new build and conversions) with floorspace < 90sq.m

1 0.5

Flats (new build and conversions) with floorspace > 90sq.m

1 1

Flats in Town Centre and Lansdowne Parking Areas

New flats and flat conversions 1 space per flat + 1 space per 3 flats for visitors

Conversion to flatlets 1 space per flatlet

For all conversion of premises to residential accommodation, this parking guidance may be relaxed if there is insufficient space on the site and suitable car parking is nearby.

Affordable Housing In Curtilage Nearby unassigned

Flats (new build and conversions) with floorspace < 90sq.m

1 0

0 1

Flats (new build and conversions) with floorspace > 90sq.m

1 0

0.5 1.5

Affordable Housing Flats in Town Centre and Lansdowne Parking Areas

New flats and flat conversions 1 space per flat Conversion to flatlets 0.7 spaces per flatlet

For all conversion of premises to residential accommodation, this parking guidance may be relaxed if there is insufficient space on the site and suitable car parking is nearby.

Non Food Retail (A1) < 500 sq.m 1 space per 20 sq.m

+ 1 staff space per 100 sq.m + 1 HGV space per 500 sq.m

500 – 1000 sq.m 1 space per 20 sq.m + 1 staff space per 100 sq.m + 1 HGV space per 1000 sq.m

> 1000 sq.m 1 space per 20 sq.m + 1 HGV space per 1000 sq.m

Food Retail (A1) < 500 sq.m 1 space per 20 sq.m

+ 1 staff space per 100 sq.m + 1 HGV space per 500 sq.m

500 – 1000 sq.m 1 space per 10 sq.m + 1 staff space per 100 sq.m + 1 HGV space per 500 sq.m

> 1000 sq.m 1 space per 14 sq.m + 1 HGV space per 750 sq.m (over 10,000 sq.m; 1 HGV space per 1000 sq.m)

Offices, Banks, Building Societies, Estate Agents etc (A2) First 300 sq.m 1 space per 20 sq.m Remainder over 300 sq.m + 1 space per 30 sq.m + 10% for visitor parking

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Appendix C: Parking Standards

Light Industrial, Hi-tech, Offices (B1) < 300 sq.m 1 space per 20 sq.m 300 – 2500 sq.m 1 space per 30 sq.m

+ 10% for visitor parking + 1 HGV space per 500 sq.m

> 2500 sq.m 1 space per 30 sq.m + 1 HGV space per 500 sq.m

Restaurants

Halls of Residence

Within Town Centre and Lans-downe Parking Restraint Areas

1 space per 10 habitable rooms

In all other locations 1 space per 3 habitable rooms

Cycle Parking

Flats 1 space per 5 units in a “Communal store room” General Retail 1 space per 90 sq.m GFA

+ 1 staff space per 90 sq.m GFA General Office 1 space per 100 sq.m GFA

1 space per 5 sq.m

Restaurants 1 space per 20 sq.m GFA

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Appendix C: Parking Standards

Site A: Glen Fern Road

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Appendix D: Tree Protection Areas

Site B: Leyton Mount

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Appendix D: Tree Protection Areas

Site C: Madeira Road

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Appendix D: Tree Protection Areas

Better Places to Live: By Design CABE / DTLR www.cabe.org.uk www.communities.gov.uk Building Research Establishment Environmental Assessment Method (BREEAM) www.breeam.com Bournemouth Borough Council Leisure Strategy www.bournemouth.gov.uk Bournemouth District Wide Local Plan (2002) www.bournemouth.gov.uk Bournemouth, Poole and Christchurch Local Transport Plan 2001-2006 www.bournemouth.gov.uk Building a Better Bournemouth. The Bournemouth Community Plan 2004 www.bournemouth.gov.uk By Design. Urban Design in the Planning System: towards better practice DETR / CABE 2000 www.communities.gov.uk Planning Guidance Note – Sustainable Urban Drainage (2003) www.bournemouth.gov.uk PPS1: Delivering Sustainable Development (2005) www.communities.gov.uk PPS3: Housing (2006) www.communities.gov.uk PPS6: Planning for Town Centres (2005) www.communities.gov.uk

PPG13: Transport (2001) www.communities.gov.uk PPG15: Planning and the Historic Environment (1994) www.communities.gov.uk PPG24: Planning and Noise (1994) www.communities.gov.uk Safer Places: The Planning System and Crime Prevention DCLG / Home Office www.communities.gov.uk www.homeoffice.gov.uk Secured by Design The Association of Chief Police Officers for England, Wales and Northern Ireland (ACPO) www.securedbydesign.com Supplementary Planning Guidance: Open Space and Recreation (1999) www.bournemouth.gov.uk Urban Design Compendium English Partnerships / The Housing Corporation www.englishpartnerships.co.uk

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Appendix E: Bibliography

Urban Design Matters Richard Knott Urban Renewal and Design Officer

01202 454658 [email protected]

Local Plan, SCI, SPG or PGN Matters 01202 451446 [email protected]

Affordable Housing Matters 01202 454851 [email protected]

Property Matters 01202 454851 [email protected]

Conservation Matters 01202 451323 or 451325 [email protected]

Development Control Matters 01202 451323 [email protected] [email protected]

Tree Matters 01202 451318 [email protected]

Public Protection Matters 01202 451296 [email protected]

Traffic Matters 01202 451368 [email protected]

Building Control Matters The Borough is divided into 5 districts. To make contact with the appropriate officer, please telephone the administration section on 01202 451411 or 451413 and they will be pleased to guide you further. You can also find further information regarding each of these matters online by visiting: www.bournemouth.gov.uk/Residents/Planning_Development/ and then navigating to the relevant pages. To view planning applications, please visit: Bournemouth Borough Council Planning & Transport Town Hall Annexe St Stephens’ Road Bournemouth BH2 6EA Between 08:30 - 17:15 on Monday to Thursday And 08:30 – 16:45 on Fridays. You are strongly advised to contact the Council before your visit in order to book the files you wish to view. Please telephone or email: 01202 451451 [email protected]

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Appendix F: Contact Details

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