Borough of Poole
Planning Committee
List of Planning Applications
THURSDAY 23 SEPTEMBER 2004
BOROUGH OF POOLE
Planning Committee
DATE: 23 September 2004 at 9:30 am
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.
TABLE OF CONTENTS
Planning Committee
23 September 2004 at 9:30 am
Page
NOT BEFORE 9:30 A.M
1 / 128 PANORAMA ROAD / 04/36397/002/F / 42 / LAND EAST & WEST OF SELDOWN BRIDGE, (PITWINES SITE) / 04/34791/007/F / 9
3 / 52 MANOR AVENUE / 04/04872/004/F / 29
4 / 12 BALLARD ROAD / 04/27897/002/F / 32
NOT BEFORE 11:15 A.M
5 / 8 ADASTRAL SQUARE(WITHDRAWN) / 04/24520/003/C / 34
6 / 80 FERNSIDE ROAD / 04/37770/001/C / 35
7 / 73 JOLLIFFE ROAD / 04/37504/002/F / 40
8 / 19 ROMAN ROAD / 04/12461/001/F / 46
NOT BEFORE 2:00 P.M
9 / 10 WINDSOR ROAD / 04/26024/005/F / 4910 / 3 BROOKDALE CLOSE / 04/22011/004/F / 57
* All times are approximate
Item No: 1
Case Officer: Ms L Cooper
Site: 128 Panorama Road, Sandbanks, Poole, Dorset, BH13 7RG
Application No: 04/36397/002/F
Date Received: 6th August 2004
Agent: Peter Collier Associates 9 Southampton Road Ringwood Hants BH24 1HB
Applicant: Mrs L H Newman, Mrs M G Thomas & Mr A S Mitchell
Development: Extensions at the front and rear. (Revised Scheme). (Amended plans received 6.9.04).
Ward: F 060 Canford Cliffs
This application has been brought before the Planning Committee by Councillor Ray Smith due to neighbours’ concerns regarding the impact of the development of privacy and amenity.
Site Description
The site is occupied by a semi-detached dwelling house located in a very prominent position at the entrance to Poole Harbour, north west of the chain ferry terminal. The property has a highly visible harbour elevation, and is set back some 23m from the foreshore. The property shares a common building line with no.130 Panorama Road to the south east. To the north west is no.126 Panorama Road, a detached dwelling which has a modern harbour elevation which protrudes forwards some 9m of no.128. The Panorama Road elevation of the property is set back over 45m from the back of the footpath, and views of the property from Panorama Road are almost entirely obscured by established and protected trees in the frontage. Access to the property is by way of a hard surface drive from Panorama Road.
Relevant Planning History
· In March 2002, an application (ref. 02/36397/000/F) was submitted for alterations and extensions to the existing dwelling, including the erection of a three-storey extension to the rear.
· However, proceedings for Judicial Review were instigated by the neighbouring residents at no.130 Panorama Road on the basis that a Committee referral had not been acted on. By agreement, the application was recommended to the Planning Committee in November 2002, but the Committee deferred its decision in order to conduct a site visit.
· The application again went before the Planning Committee in December 2002 and was approved, subject to the condition that plans were to be submitted showing a reduction in the size of the rear terrace. These were received in January 2003, and the application was approved in February 2003.
· A further application for extensions and alterations to the front and rear was received in June 2004 (ref. 04/36397/001/F), and withdrawn in August 2004.
Current Proposal
The current proposal is for a two-storey front extension to extend the hallway and stairwell, and a two-storey rear glazed extension. Pedestrian access to the front of the property is proposed to be improved, and four parking spaces are to be provided.
REPRESENTATIONS
One letter of objection has been received from the neighbour at no.130 Panorama Road. The key points raised are as follows:
· The proposed rear terrace will result in a mutual loss of privacy.
· Lowering the terrace by 300mm will make little difference to the loss of privacy.
Relevant Planning Policy
The following policies of the Poole Local Plan First Alteration (Adopted March 2004) are relevant:
BE1 - Design Code
NE23 - Coastal Zone and Shoreline Character
NE28 - Tree Preservation Orders
H12 - House Alterations and Extensions
Planning Considerations
The principal issues in this instance are whether the proposal would be detrimental to neighbouring privacy and amenity, whether they would be harmful to the shoreline character, and if the proposals are in accordance with Policy NE28 of the Adopted Local Plan.
· Characteristic of the properties on the north west side of Panorama Road in this area is the ‘open plan’ nature of the rear gardens, which lead down to private landing stages and a boulder and shingle beach. Typically, boundary treatments between properties are low lying to allow maximum enjoyment of the views of the harbour. In addition, the rears of these properties generally have generous terraced areas and balconies. Therefore, there is an existing situation in which privacy between neighbouring properties at the rear is somewhat compromised in favour of enjoyment of the panoramic views.
· No.128 Panorama Road has an existing small external terraced area at ground floor level located between the boundary wall with no.130 and the existing sheltered sun lounge of the application property. Amended plans for the current application show the existing extent of the terrace to remain unchanged and steps to lead down 300mm to a lower terrace area which wraps partially around the proposed rear extension. The proposed terrace scheme is now very similar to that approved in February 2003 (ref. 02/36397/000/F). In light of the existing ‘open plan’ nature of the rear gardens of properties in this location, the proposed amended terrace would not impact harmfully on the privacy or amenity of the immediate neighbours.
· The proposed extensions to the property are of a scale commensurate with that of the main building, and its immediate neighbours. The proposed roof form at the rear respects that of the immediate neighbour at no.130. The proposed glazed rear elevation is typical of other properties of this scale in the area. Overall, the proposed extensions would create an attractive, balanced rear elevation which would be in accordance with Policies H12 and NE23 of the Adopted Local Plan.
· The protected trees on the site are located to the front of the property. The submitted plans and additional information have sought to address the impact of the proposed development on a significant pine tree located adjacent to the pedestrian access. The Authority’s tree officer is now satisfied that the solution put forward by the agent will overcome any possible impact of development on the pine tree and is acceptable in arboricultural terms subject to the submission of a Arboricultural Method Statement and a pre-commencement site meeting (Conditions 3 and 4).
Human Rights Act
In coming to this recommendation/decision consideration has been given to the rights set out in Article 8 (Right to Privacy) and Article 1 of the First Protocol (Right to Peaceful Enjoyment of Possessions) of the European Convention on Human Rights.
RECOMMENDATION
GRANT
Subject to the following condition(s)
1 - GN010 (Detailed Permission - Time Expiry 5 Years (Standard) )
The development to which this permission relates shall be begun not later than the expiration of five years beginning with the date of this permission.
Reason -
By virtue of Section 91 of the Town and Country Planning Act 1990.
2 - GN040 (Match Materials to the Existing Building )
The materials and finishes to be employed on the external faces of the development hereby permitted shall match in every respect those of the existing building unless otherwise first agreed in writing by the Local Planning Authority.
Reason -
To ensure a satisfactory visual relationship of the new development and that existing and in accordance with Policy H12 of the Poole Local Plan First Alteration (Adopted March 2004).
3 - Non Standard (Arboricultural Method Statement - Submission Required )
An arboricultural method statement prepared by an arboricultural consultant holding a nationally recognised arboricultural qualification providing comprehensive details of tree protection measures in relation to construction shall be submitted to, and approved in writing by, the Local Planning Authority prior to the commencement of demolition /development. All works shall subsequently be carried out in strict accordance with the approved details. In particular, the method statement must provide the following:-
a) a specification for protective fencing to trees during both demolition and construction phases which complies with BS5837:1991 and a plan indicating the alignment of the protective fencing;
b) a specification for ground protection over existing drive within tree protection zones in accordance with BS5837;
c) a schedule of tree works conforming to BS3998;
Reason -
In order that the Local Planning Authority may be satisfied that the trees to be retained on-site will not be damaged during the construction works and to ensure that as far as possible the work is carried out in accordance with current best practice and in accordance with NE28 of the Poole Local Plan First Alteration (Adopted March 2004)
4 - Non Standard (Arboricultural Supervision )
Prior to the commencement of demolition/development a pre-commencement site meeting shall be held and attended by the developer's arboricultural consultant, the designated site foreman and the Local Authority Arboricultural Officer to discuss details of the working procedures and tree protection measures in accordance with the submitted/approved arboricultural method statement.
Reason -
In order that the Local Planning Authority may be satisfied that the trees to be retained on-site will not be damaged during the construction works and to ensure that as far as possible the work is carried out in accordance with current best practice and in accordance with NE28 of the Poole Local Plan First Alteration (Adopted March 2004)
Informative Note
1 - IN620 - Summary of Reasons for Decision
Town and Country Planning (General Development Procedure) (Amendment) Order 2003
The proposed development has been tested against the following policies of the Development Plan and, in the opinion of the Local Planning Authority, is not in conflict with the following policies:
a) The proposal will not affect the character and amenities of the area - Policy BE1
b) Residential Amenity will not be affected adversely - Policy H12
c) No protected trees will be affected - Policy NE28
Item No: 2
Case Officer: Mr D Evans
Site: Land East and West of Seldown Bridge, (Pitwines Site), Poole, Dorset, BH15 1TJ
Application No: 04/34791/007/F
Date Received: 9th September 2004
Agent: Foxley Tagg Planning Limited 37 Rodney Road Cheltenham Gloucestershire GL50 1HX
Applicant: Crest Nicholson Residential (South) Ltd
Development: Erection of 512 residential units (amendment to previous Planning Permission 04/34791/005/F granted on 11.05.04 for 504 residential units).
Ward: C 030 Poole Town
This application is brought before the Planning Committee because of the scale and importance of the proposed development and the recent planning history of the application site
Site Description
The application site comprises land east of Poole Town Centre and historically known as Pitwines. It is enclosed to the south and east by the curve of Newfoundland Drive, to the north by the railway line and by other undeveloped land and is bisected into Pitwines West and the larger Pitwines East by Seldown Bridge. This links Newfoundland Drive with the town centre. The application site comprises some 4.7 hectares and is level other than for the embankment to Seldown Bridge, which increases in height from south to north across the site to bridge the railway line. The site encloses but excludes a Wessex Water pump house.
The site is within 300m of Poole Harbour, which is a SSSI and is otherwise designated as being internationally important as a natural habitat.
The area south of Newfoundland Drive comprises mainly of two and three storey houses and flats.
History of Application Site
· Between 1916 and the mid 1960’s the application site, together with the surrounding land, was progressively reclaimed from Parkstone Bay using clinker and other waste from adjacent gasworks. As the land was reclaimed the Pitwines Gasworks expanded eastwards onto the application site and beyond.
· The gasworks had ceased to operate by the 1980’s when the associated buildings and plant were demolished down to ground level. During the late 1980’s the land south of Newfoundland Drive was redeveloped as the open space and homes of Baiter Park. The remainder of the site has been derelict and unoccupied since then.
· 2000: Planning application for a mixed-use development on Pitwines West and East comprising a ten-screen cinema, hotel, food store, and residential development. This application was withdrawn following the acquisition of the application site by Crest Nicholson.