BOROUGH OF POOLE
LOCAL ECONOMY OVERVIEW GROUP
28TH February 2008
REPORT OF HEAD OF PLANNING DESIGN &CONTROL SERVICE
SANDBANKS CONSERVATION AREA CHARACTER APPRAISAL:
PUBLIC CONSULTATION
1.0 PURPOSE:
1.1 To approve the document Sandbanks Conservation Area Character Appraisal draft for public consultation.
2.0 RECOMMENDATION
2.1 To launch the public consultation on proposals for the conservation and management of the Sandbanks Conservation Area 9 April 2008.
3.0 BACKGROUND
3.1 Completion of the Conservation Area Appraisal for Sandbanks contributes to other initiatives to meet the corporate objective of “protecting high-quality areas of the urban environment” (Poole’s Corporate Strategy 2007. Appraisals and management plan work is identified as a Priority Action within the current Business Plan of the Planning Design and Control Service and is linked to the achievement of Best Value Performance Indicators.
3.2 The Sandbanks Conservation Area was designated in October 2003 under The Planning (Listed Buildings and Conservation Areas) Act, 1990 as one of the Borough of Poole’s “areas of special architectural or historic interest the character or appearance of which it is desirable to preserve or enhance”. The designation report was supported by the Sandbanks Residents Association who assessed the conservation potential of the area in 2000. LEOG agreed to the report recommending the designation (29.9.03) after the public consultation. Since then few major changes have occurred within the Conservation Area though the area remains subject to strong development pressures like the rest of the peninsula due to its well known attractions.
3.3 The planning histories of one recent development and two appeal sites have upheld the reasons for designating the Conservation Area and influenced present views of planning and conservation officers of development proposals. Houses constructed at 16 and 16A Old Coastguard Road and nearby Nos. 1-6 Panorama Road occurred just before the area was designated and have been controversial. In his decision to dismiss a similar development proposed for No15 Old Coastguard Road, the Planning Inspector stated that in his view Nos.16 and 16A “should not be a precedent for similar development now that the Conservation Area has been formally designated, particularly as Policy H4 also require consideration of the cumulative impact of development on the character and appearance of the area” (PI Appeal Decision, 22.7.05).
3.4 In October 2007 the Planning Inspectorate dismissed an appeal for the demolition of Nos.88-90 Panorama Road and its replacement for a contemporary glass and timber house. The Inspector stated that “in my opinion, one of the main characteristics of the Conservation Area, which sets it apart from other parts of the peninsula, particularly when seen from the harbour side, are the large, generously-spaced elegant houses and their sylvan setting. To my mind this results in a quality lacking in the more intensively developed areas outside the Conservation Area” (PI Appeal Decision, 2.10.07).
3.5 The views of the Planning Inspectorate are an obvious and valuable starting point for understanding the suitability of recent developments within the Conservation Area and how they conform to Government guidance. The Conservation Area Appraisal has also considered developments over the past century and how established plot layouts and construction prior to the introduction of planning legislation has continued to exert an influence over the evolution of built forms.
4. CONSERVATION AREA APPRAISAL:
Summary of Key Findings and Proposals
4.1 The attached Map (Townscape Proposals) provides an illustration of the following proposals and key features that characterise the area’s qualities:
4.2 The Sandbanks Conservation Area is an area worthy of protecting and safeguarding from inappropriate development. It has exceptional landscape qualities by virtue of its coastal setting and is distinctive and evolved more gradually than the rest of the peninsula with most properties benefitting from harbour views. Generously-spaced elegant Edwardian villas positioned within a sylvan setting are visible from Brownsea Castle and the harbour.
Development History
4.3 In the past plots were not sold off all at one time within the Conservation Area as ownership remained with the estates of Lord Wimborne, mainly, and P.Tuck at North Haven Point. Larger elegant houses were constructed at the west end as plots were valuable with shoreline rights and views of Brownsea Castle. The east end remained more commercial with a lifeboat station, stabling and boathouse, yacht repair and clubhouse provision and, later, more modern housing.
Character Analysis
4.4 There are four distinct sub-areas within the Conservation Area that have developed with unique qualities. These attributes are worth careful consideration when minor and major developments are proposed, including:
· The Old Coastguard Road area has the oldest known settlements on Sandbanks and has developed in many phases.
· The Haven Lake area, which was redeveloped around a WWII bombed house site.
· The Edwardian villas facing Brownsea Island form a unique group of original buildings (with the exception of No.98) on the peninsula
framed by private jetties in a heavily treed setting.
· North Haven Point has three exposed properties set within heavily treed plots with dramatic views out to the harbour mouth. The plot at No.102 is vacant but very constrained.
Buildings of Local Importance
4.5 The Victorian Coastguard Cottage terrace is a Building of Local Importance, listed in the Local Plan 2004, because it is considered a landmark and the oldest building on Sandbanks built for the lifeboat crews and their families.
4.6 Three other buildings are proposed for the Buildings of Local Importance because of their architectural integrity and group value (photographs attached) including Haven Lake Lodge (Photo.1), The Wytch (Photo.2) and No.84 Panorama Road (Photo.3). The Local Plan policy BE15 proposes that the demolition of Local Listed Buildings should be resisted.
Management Options
4.7 Reviews of New Development:
· A presumption in favour of retaining locally listed buildings and buildings that contribute to the character and appearance of the area.
· Criteria for assessing quality of new development and major alterations relates to how well the design relates to the context of the immediate sub-area and the whole Conservation Area;
· Acknowledgement of landscape areas and verdant settings as a key characteristic within new developments.
· Critical assessment regarding the impact of proposed flood mitigation works on the character of the area will be carried out for all new developments.
· Article 4 Directions could be made to control works to stone boundary walls and other architectural features of note.
· Paved gardens should be discouraged within new designs and, where they exist, advice should be provided to assist homeowners regarding more suitable permeable surface treatments.
4.8 Improvements:
· If future resources allow the Conservation Area should be plaqued/ commemorated and indicated in some way in public realm enhancements (paving, lighting, etc.) in line with the Borough of Poole’s Streetscapes Supplementary Guidance(2005).
· Tree replants should occur and be monitored where developments have removed trees (in public realm as well as private land) if agreed by Senior Arboricultural Officer.
· Guidance on Tree Management should be prepared and widely distributed, tailored to soil conditions to serve as proactive tool.
· If future resources allow the improvement of footpaths/pavements should be promoted with guidance on choice of landscape materials dependant upon location.
PETER WATSON
HEAD OF PLANNING DESIGN AND CONTROL SERVICES
February 2008
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