Borough of Poole
Planning Committee
List of Planning Applications
THURSDAY 16th OCTOBER 2008
BOROUGH OF POOLE
Planning Committee
DATE: 16th October 2008
NOTES:
1. Items may be taken out of order and therefore no certain advice can be provided about the time at which any item may be considered.
2. Applications can be determined in any manner notwithstanding the recommendation being made.
3. Councillors who are not members of the Planning Committee but who wish to attend to make comments on any application on this list or accompanying agenda are required to give notice by informing the chairman or Head of Planning Design & Control Services before the meeting.
4. Councillors who are interested in the detail of any matter to be considered should consult the files with the relevant officers to avoid queries at the meeting.
5. Any members of the public wishing to make late additional representations should do so in writing or by contacting their Ward Councillors prior to the meeting.
6. Letters of representation referred to in these reports together with any other background papers may be inspected at any time prior to the Meeting and these papers will be available at the Meeting.
7. For the purposes of the Local Government (Access to Information) Act 1985, unless otherwise stated against a particular report, “background papers” in accordance with section 100D will always include the case officer’s written report and any letters or memoranda of representation received (including correspondence from all internal Borough Council Service Units).
8. Councillors are advised that if they wish to refer to specific drawings/plans which are not part of these papers to contact the relevant case officer at least 24 hours before the meeting to ensure these can be made available.
9. Members are advised that, in order to reduce the size of the agenda, where conditions are marked on the plans list as Standard these will no longer be reported in full. The full wording of the condition can be found either in hard copy in the Members rooms, or via the following link on the Loop http://bopwss3/sus/ww/Shared%20Documents/Standard%20Conditions.doc
TABLE OF CONTENTS
Planning Committee
16th October 2008 at 09:30am
Not before 09:30am / Page1 / Poole and Bournemouth College of Further Education, North Road / 08/04351/050/F / 4
2 / Poole and Bournemouth College of Further Education, North Road / 08/04351/051/F / 18
3 / 2a Brudenell Avenue / 08/11406/029/F / 23
Not before 11:00am
4 / Land adj Kellaway Road, Verity Crescent, Mitchell Road and Scarf Road / 06/28266/003/F / 29
5 / Unit A2, Redlands, Poole Commerce Centre / 08/26014/017/P / 59
6 / Land rear of Keel House,
234-244 High Street North / 08/03286/051/F / 63
7 / 102 Panorama Road / 07/00626/018/F / 69
Not before 2:00pm
8 / 15 Shelley Road and Rear of 14 Khyber Road / 08/09110/009/F / 76
9 / 6 St. Clair Rd / 08/13109/004/F / 83
Item No: 1
Case Officer: Mr D Mansell
Site: Bournemouth And Poole College Of Further Education North Road Poole Dorset BH14 0LS
Application No: 08/04351/050/F
Date Received: 19th June 2008
Agent: N J Collett Perkins Ogden Architects Construct House Winchester Road Alresford Hampshire SO24 9EZ
Applicant: Mr K Roberts
Development: Demolish existing buildings and construct a 3 storey college building with associated offices, a separate 2 storey sports hall and a single storey nursery with associated car park and landscaping.(As Amended by Drawings received on 1st, 11th September and 8th October 2008)
Ward: D 040 Parkstone
This planning application is brought before the Planning Committee because of the scale and nature of the proposals
Site Description
§ The application site is the North Road campus occupied by which is enclosed by the rear gardens of homes in Fernside Lane, Danecourt Road and North Road.
§ The site has two entrances. The principal access from North Road is close to its junctions with Fernside Road and Parkstone Road and the other is off Danecourt Road. There is also a public footpath that runs north to south across the eastern part of the site providing a pedestrian link from Danecourt Road to North Road.
§ The site adjoins the boundary of the Poole Park Conservation Area and there is extensive tree cover within the site that follows former field boundaries. These trees are protected by a Tree Preservation Order
Relevant Planning History
§ The site has a long planning history and includes proposals for minor alterations and works to facilitate the functioning of the college. The most relevant relates to the 4 storey Study Gallery proposal 09 March 1999 that is to be retained within the current proposal.
Current Proposal
§ Redevelopment of Bournemouth and Poole College comprising demolition of existing building, erection of a new 3-storey building for teaching and administration; 2-storey sports hall and single storey nursery block including car parks and associated landscaping works.
§ The proposals would enable the consolidation of 3 satellite College sites at Constitution Hill, Lansdowne (Bournemouth) and Knighton Heath Music Centre. They would result in a 20% net floorspace on the North Road site to approximately 24,000 sq.m (currently 20,000 sq.m), to accommodate 3,300 students (currently 2,500) and 700 staff (currently 550).
This proposed development comprises three phases of construction:
Phase 1:
§ Demolish the single storey block adjacent the main entrance and the 3-storey wing of the main academic and administration buildings having provided alternative temporary accommodation on the campus.
§ Relocate or remove existing huts in the Phase 1 construction zone.
§ Construct the principal block, atrium, part of the entrance foyer and 345 parking spaces, including 190 in the student car park.
Phase 2:
§ Demolish the remainder of the main academic and administrative buildings, the occupants of this and the temporary accommodation having first moved into the newly completed phase one buildings.
· Remove the temporary accommodation.
· Construct the Creative Industries and Technology blocks and completion of the main entrance foyer.
· Provide 366 parking spaces.
Phase 3:
§ Demolish workshop facilities, the occupants having moved into the newly completed phase two buildings.
§ Construct the Performing Arts Centre and Sports Centre and all outstanding external works.
§ Car parking as Phase 2 during Phase 3 buildings works. External works form a large part of Phase 3, including new areas of parking to allow the removal of parking to provide a landscaped setting for the Study Gallery, provide a final total of 478 spaces.
§ Car parking will remain available at the Constitution Hill site until all phases of new building have been completed. To minimise pressure for parking and its impact on the surrounding area during the construction period, the college will implement the provisions of the Travel Plan from the commencement of the building works.
REPRESENTATIONS
The planning application has been advertised in the local press, site notices displayed at both entrances to the site and notification letters sent to all adjacent residents. Four letters of representations have been received from adjoining residents who express the following concerns:
§ Increased traffic congestion caused by transfer of students from the Constitution Hill site to the North Road campus.
§ Noise pollution due to close proximity of extended car park to the rear of homes in Danecourt Road and air and noise pollution from prolonged building works.
§ Disturbance from deliveries of building materials and machinery via the access off Danecourt Road.
§ Further loss of outlook from properties in Danecourt Road due to adjacent 3 storey buildings.
§ High traffic speeds along the access road within the site will require traffic calming measures.
Head of Strategic Planning Services: The proposal will secure a more sustainable and prosperous future for Poole and improve the facilities of an important local cultural resource in accordance with the provisions of Policy CF2 of the Poole Local Plan and emerging policy. An appropriate Travel Plan should be secured.
Head of Transportation Services:
· The submitted Transport Assessment is fully compliant with the scope set by Transportation Services and is supported by an Interim workplace Travel Plan to be adopted during the phased construction. The highway improvements required to cope with the proposals requires no works on the highway other than the proposed improvements to the bus stops on the North Road frontage. Sufficient traffic capacity is available within the existing infrastructure.
· Access is provided by means of the existing accesses in Danecourt Road and North Road by a loop arrangement, to assist circulation, with drop off points for persons with disabilities and other visitors along the south eastern side of the 3 storey building.
· The servicing arrangements and motorcycle and cycle parking provision (150 spaces) and car parking (478 spaces) are satisfactory. Given the proposed Travel Plan arrangements, the shortfall of 21 car spaces against the Council’s parking guidelines is acceptable. It is anticipated that the Travel plan will include a commitment to increasing the cycle parking provision if there is increased demand.
· The site has excellent access to bus and rail services and the main cycle route network, and the benefits realised from rationalising the layout of the site for higher educational use is wholly in accord with objectives of the Local Transport Plan.
Wessex Water: No objection.
Head of Environmental and Consumer Protection Services: No objection
Relevant Planning Policy
The following policies of the Poole Local Plan are relevant to this application: -
BE1 Design Code
BE2 Landscaping
BE16 Conservation Areas
NE23 Coastal Zone and Shoreline Character
BE11 Energy Efficiency
BE9 Public Art
NE27 Individual or Grouped Trees
NE28 Tree Preservation Orders
NE1 Pollution and Noise
T2 Cycling Provision in New Development
T3 Provision for pedestrians in new development
T11 Car Parking Maxima
T13 Traffic Generated by Development
T14 Access to the Highway Network
Planning Considerations
Principle of Development
§ The proposals are welcomed as improving and promoting cultural and educational opportunities and skills development in Poole. It accords with the Council’s ‘Striving for Excellence’ strategy, the Bournemouth Dorset and Poole Economic Development Strategy, ‘Raising the Game’, and complements the Vision and Spatial Strategy of Poole Local Plan First Alteration (adopted March 2004), as well as those of the emerging Core Strategy. It will achieve this by supporting skills development, increasing the profile of Poole (and Bournemouth), and investing in a prime site within Poole on a principal Transport Corridor.
Design
§ The colours, materials and design of the proposed 3-storey Phase 1 building will complement the character and scale of the retained Study Gallery. The potential exists to significantly improve the setting of the Study Gallery, the clocktower and the adjacent civic space opposite and give the a far more appropriate context.
§ Whilst light weight in appearance, an external colonnade will provide sufficient gravitas to the front façade of the 3 storey building to address the civic buildings opposite, frame the new landscaped space in front of the college entrance and enhance the setting of the public realm to create a fitting landmark at a key focal point in Poole.
§ The atrium to the phase I building and glazed entrance feature creates a strong visual presence and active frontage to North Road with the principal route through the inside of the building. The lightweight appearance of the building and the composition of its elevations would create a building that is wholly appropriate to its location.
§ On the north western façade, the workshops incorporate inward facing spaces with workbays against walls with minimal low fenestration and are sited further away from adjacent homes than the existing workshop buildings.
Views into the site and Residential Amenity
§ Views of the site from adjacent homes and Poole Park Conservation Area will generally be improved, most particularly by reason of the principal buildings being set further from the site boundaries. There will be sufficient distance between the proposed buildings and adjoining homes that levels of privacy and light to their occupiers will not be materially harmed.
§ The campus buildings would not be prominent in views into the site either from surrounding streets or from further afield. Tree cover mitigates the visual impact of the 3-storey building viewed from afar, and from the vista of Seapoint View.
Landscaping
§ A Master Plan provides a landscape framework for detailed landscape proposals that can be secured by condition. Adjacent to the North Road entrance this would include a sloped lawn, a study gallery courtyard, retained trees and complementary planting, an amphitheatre and performance space.
§ Landscape improvements along the public footpath through the site would incorporate the existing protected trees that follow historic field boundaries adjacent to the footway. The entrance to the footpath from Danecourt Road would be improved with new dropped bollards, fencing, rumble strips of granite setts, gravel surfaces and landscape planting. The Master Plan also proposes informal and structured landscaped spaces to serve the needs of the college; its students, staff and visitors; and members of the public.
§ A contribution has been agreed towards the cost of improvements and additional pedestrian footway space to enhance the setting of the clock tower commensurate with the improvements to the landscaped frontage of the site. Such improvements will create new public space by removal of a one way bus lane on the junction of Parkstone Road and North Road, removal of traffic signage and the restoration of the historical setting of the clocktower. The creation of this improved public realm at a key focal point will enhance the visual link between the campus and civic spaces, the character and appearance of the street scene and adjoining conservation area.
Trees
§ The best trees on the campus are retained as an integral part of the Landscape Master Plan. Two lines of mature oak that cross the site and effectively divide it into three zones are among the sites greatest assets and the proposed layout both protects these trees and enhances their setting.
§ Of the 287 trees on site, preserved trees and those at the boundaries make up the majority of the good specimens. Only two protected trees are to be felled, both of which are categorised as diseased or dying, and both are required to be removed for safety reasons. Those trees affected by the proposed redevelopment are generally of inappropriate species, immature and contributing little to the landscape character of the campus. Where the proposal require the removal of existing trees their loss is mitigated by new planting such that the quality of the replacement planting will exceed that of the trees lost.