Borough of Poole
Planning Committee
List of Planning Applications
26 March, 2009
BOROUGH OF POOLE
Planning Committee
DATE: 26 March 2009 at 6:00pm
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
TABLE OF CONTENTS
Planning Committee
26 March 2009 at 6:00pm
Not before 18:00 / Page1 / Poole Grammar School, Gravel Hill, Poole, Dorset, BH17 9JU / APP/09/11293/F/018 / 4
2 / 1 Alington Close, 2a and 2b Shore Road, Poole, BH14 8NF / APP/09/00007/F / 10
3 / 108 Panorama Road, Poole, Dorset, BH13 7RG / APP/09/05288/F/022 / 16
4 / 108 Panorama Road, Poole, Dorset, BH13 7RG / APP/09/05288/F/023 / 19
Not before 19:30
5 / 9 Salter Road, Poole, Dorset, BH13 7RQ / APP/09/15879/F/003 / 22
6 / 11 Salter Road, Poole, Dorset, BH13 7RQ / APP/09/15880/F/006 / 26
7 / 185 Rossmore Road, Poole, BH12 2HG / APP/09/00024/F / 30
8 / Site opposite 26 Elgin Road, Poole, BH14 / APP/09/00079/TE / 34
9 / 42 Goldfinch Road, Poole, Dorset, BH17 7TD / APP/08/29383/F/001 / 37
Item No: / 1
Case Officer: / Caroline Milton
Site: / Poole Grammar School, Gravel Hill, Poole, Dorset, BH17 9JU
Application No: / APP/09/11293/F/018
Date Received: / 7 January, 2009
Agent: / Terence O'Rourke Plc
Applicant: / Poole Grammar School
Development: / Construction of new 3-storey building, a detached 2-storey building accommodating additional class rooms/education facilities. Form a Multi-Use Games Area. (As amended by plans received 13/02/09, 09/03/09 and 10/03/09).
Ward: / L120
This application is brought before committee as the Borough of Poole is the applicant and this is a major proposal.
Relevant Planning Policy
The following policies of the Poole Local Plan First Alteration (Adopted 2004) (as amended by the Secretary of State Direction September 2007) and the Poole Core Strategy (as amended by the Binding Report on the Examination), adopted on 19 February 2009 are relevant to this application:
PCS23 / LOCAL DISTINCTIVENESSBE02 / LANDSCAPING
NE28 / TREE PRESERVATION ORDERS
T13 / TRAFFIC GENERATED BY DEVELOPMENT
Site Description
The school site lies on the east side of Gravel Hill and is bounded by residential properties to the north, south and west. To Gravel Hill the site is screened by mature landscaping. To the north, adjoining properties in Canford Heath, hedging screens the ground floor accommodation.
Relevant Planning History
This site has had a number of proposals and extensions granted in the last 15 years. The most recent being:
August 2003 - An application for a single-storey extension to provide a new IT suite within the existing courtyard was granted.
2007 - An application for a first floor extension was granted.
Current Proposal
Construction of new 3-storey building, a detached 2-storey building accommodating additional class rooms/education facilities. Form a Multi-Use Games Area. (As amended by plans received 13/02/09, 09/03/09 and 10/03/09).
Representations
The Head of Transportation Services - no objections to the proposals subject to conditions.
The Council's Senior Arboricultural Officer - concerns regarding the impact of the proposed new block on the health of tree 'T14', due to its close proximity.
The Council's Environment and Design Team Leader - no objections to the proposal subject to conditions.
4 letters of representation have been received from 3 local residents raising concerns including: the increase in traffic in Cogdeane Road and the possible impact on highway safety and parking that an increase in pupils may cause; and the increase in noise, litter and anti-social behaviour caused by additional pupils using the entrance in Cogdeane Road.
Planning Considerations
- The principle of development to facilitate changing the age of transfer is supported within the Core Strategy, subject to ensuring that there is no material harm.
Design
- The design of the proposed new building and the layout of the car parking, cycle parking and landscaping on the site is considered to be acceptable. The proposed new block is sited in a prominent position, which would make it the first building seen upon entering the school. Therefore, this building should be of good design and architectural merit, whilst meeting its functional and educational use. CABE provide a checklist to a well designed school which, whilst more applicable to the BSF programme and New Schools is of relevance to substantial extensions to existing schools.
- After ongoing negotiations to resolve issues relating to the original scheme, amended plans received on 09/03/09 succeed in overcoming the significant previous concerns regarding the design and layout of the proposals.
- The entrance to the school has been made stronger through the use of landscape planting, signage, and alterations to the car park and cycle parking. These revisions provide a welcoming approach to the school, whilst balancing the needs of pedestrians, cyclists and cars. The relocation of some of the cycle parking to just outside the front entrance places more emphasis on the school being 'bike friendly' as well as contributing to the legibility of the school entrance. The inclusion of landscaping to the front of the car park softens its appearance on entering the school. The inclusion of an entrance canopy to create a sense of arrival was discussed, however this was ruled out due to increased cost.
- The design of the 3 storey building respects the character and proportions of the existing school, whilst acknowledging its massing provides for some articulation and relief adding further interest at the entrance to the school.
- The other components of the proposals, the proposed 2-storey modular building to the rear and the new Multi Use Games Area are both considered to be acceptable.
- Due to financial constraints a phasing plan for the proposals has been submitted. This ensures that the key aspects to achieve changing the age of transfer are delivered and that the phased approach to delivery results in an acceptable design approach. The first phase will include the new 3-storey block and revisions to the parking layout. Alterations to the cycle parking will be provided by the school prior to the new building. The changes to the existing main entrance, and modular building will follow later.
Impact on Neighbouring Amenity
- The proposed extensions and changes, in particular the 3 storey block to the front, will cause no material harm to the amenities of neighbouring properties given the distance of the proposals from any residential properties and intervening landscape. The increase in the number of pupils set to attend the school has been accepted in the Core Strategy and, in any event, can be managed satisfactorily by the means of a travel plan and school standards.
Highways /Parking Issues
- The Head of Transportation Services has no objection to the scheme subject to the submission and implementation of an agreed Travel Plan. There are concerns, however, that whilst existing travel modes to the school are adequate, a high percentage of pupils travel by cycle, bus or walk, and fewer travel by car, providing additional year group(s) and therefore more pupils, this relies heavily on bus access/provision. There is also the need to ensure that the new year group(s) follow similar modes and that the continued encouragement to use modes of transport other than the car are retained. Therefore any travel plan should acknowledge the importance of the continued support of bus provision and encouragement to other modes of transport, and identify that should this be shown. This will be secured by condition.
Tree Issues
- The Council's Senior Arboricultural Officer has some concerns regarding the impact of the proposed new block on the health of tree 'T14', due to its close proximity. However, the Root Protection Area has been increased and the hardstanding underneath the tree will be changed to a larger grassed area in order to mitigate the impact of the proposals. This is considered to be acceptable.
RECOMMENDATION
Grant with Conditions
Subject to the following condition(s)
1- GN150 (Detailed Permission - Time Expiry 3 Year)2- GN030 (Sample of Materials - Submission of Details)
3- LS020 (Landscaping Scheme to be Submitted)
No development shall take place until proposals for the landscaping of the site have been submitted to, and approved in writing by, the Local Planning Authority. The landscaping scheme shall include provision for landscape planting, the retention and protection of existing trees and other site features, walls, fencing and other means of enclosure and any changes in levels.
Upon approval:
a) the approved scheme shall be fully implemented with new planting carried out in the planting season October to March inclusive following occupation of the building(s) identifed in Phase 1 or the completion of the development whichever is the sooner, or in accordance with a timetable to be agreed in writing with the Local Planning Authority;
b) all planting shall be carried out in accordance with British Standards, including regard for plant storage and ground conditions at the time of planting;
c) the scheme shall be properly maintained for a period of 5 years and any plants (including those retained as part of the scheme) which die, are removed or become damaged or diseased within this period shall be replaced in the next planting season with others of a similar size and the same species, unless the Local Planning Authority gives written consent to any variation; and
d) the whole scheme shall be subsequently retained.
Reason -
In the interests of visual amenity, to ensure that the approved landscaping scheme is carried out at the proper times and to ensure the establishment and maintenance of all trees and plants in accordance with Policy BE2 of the Poole Local Plan First Alteration Adopted March 2004 (as amended by Secretary of State Direction September 2007).
5- AA01 (Non standard Condition)
No part of the development hereby approved shall be occupied prior to the implementation of an approved Travel Plan. The approved Travel Plan shall continue to be implemented as long as any part of the development is occupied, unless otherwise agreed in writing by the Local Planning Authority.
Reason:
To ensure that persons using the site and its facilities have access to a range of modes of transport, other than the car.
6- TR010 (Arboricultural Method Statement)
7- TR050 (Tree Protection - No Fires/Concrete Mixing)
8- TR060 (Tree Protection - No Trenches/Pipe Runs/)
9- AA01 (Non standard Condition)
In accordance with condition 5 above, if at any time within 10 years immediately following the implementation of this approval, the targets set out in the approved travel plan are not met, or if a residents' parking scheme is considered necessary within the area identified on Plan LPA1 attached to this decision, a scheme of mitigation shall be submitted to and approved in writing by the Local Planning Authority. This scheme shall demonstrate the delivery of a residents' parking scheme.
Reason:
To ensure that the lower parking provision does not materially harm the adjacent residential area and highway safety.
10- OL050 (Phasing Development)
The development, hereby approved, shall take place in accordance with the approved scheme for the phasing of the development and each stage shall be substantially completed before the next stage of development is commenced.
Reason -
To secure the proper development of the site and in accordance with Policy PCS23 of the Core Strategy.
11- HW040 (Vehicular, Pedestrian and Cycling Access)
The development hereby permitted shown as phase 1 shall not be occupied until the means of access for pedestrians/cyclists, revised cycle parking, and car parking as shown on the approved plans has been constructed in full. These shall thereafter be retained and maintained for that purpose.
Reason -
In the interests of highway safety and in accordance with Policy T13 of the Poole Local Plan First Alteration Adopted 2004 (as amended by Secretary of State Direction September 2007).
Informative Notes
1- IN62 (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 and Strategis objectives:
a) The proposal will not affect the character and amenities of the area - Policy PCS23
b) Residential Amenity will not be affected adversely - Policy PCS23
c) No protected trees will be affected - Policy NE28
d) Highway safety will not be affected adversely - Policy T13
e) The proposal will improve the prospects of young people - Strategic Objective 5
Item No: / 2
Case Officer: / Darryl Howells
Site: / 1 Alington Close, 2a and 2b Shore Road, Poole, BH14 8NF
Application No: / APP/09/00007/F
Date Received: / 3 February, 2009
Applicant: / Seven Developments
Development: / Demolish existing properties and erect six detached houses with detached and integral garages, with single access from Alington Close
Ward: / E050 Penn Hill
This application is brought before the Planning Committee because of the history of the site.
Relevant Planning Policy
The following policies of the Poole Local Plan First Alteration (Adopted 2004) (as amended by the Secretary of State Direction September 2007) and the Poole Core Strategy (as amended by the Binding Report on the Examination), adopted on 19 February 2009 are relevant to this application:
PCS23 / LOCAL DISTINCTIVENESSBE02 / LANDSCAPING
BE03 / TOPOGRAPHY
PCS28 / DORSET HEATHS INTERNATIONAL DESIGNATIONS
PCS29 / POOLE HARBOUR SPA AND RAMSAR SITE
NE16 / SITES OF SPECIAL SCENTIFIC INTEREST
NE21 / LEGALLY PROTECTED SPECIES
NE23 / COASTAL ZONE AND SHORELINE CHARACTER
NE29 / DEVELOPMENT ADJACENT TO OPEN SPACE
PCS05 / BROAD LOCATIONS FOR RESIDENTIAL DEVELOPMENT
PCS06 / AFFORDABLE HOUSING
PCS15 / ACCESS AND MOVEMENT
T02 / CYCLING PROVISION IN NEW DEVELOPMENT
T11 / CAR PARKING MAXIMA
L01 / PUBLIC OPEN SPACE
L17 / PROVISION FOR RECREATION FACILITIES
Site Description
The application site forms part of the site plan approved under Planning Permission 06086/021 and is currently occupied by two detached bungalows to the front (accessed off Shore Road) and a detached house (accessed from Alington Close) at the rear. The application site area is approximately 0.55 hectares.
The existing character of the site is that of low-rise low-density housing in a landscaped setting. This landscaped character abutting the natural landscaping of the Luscombe Valley compliments and extends the visual extent of the valley.
The site is partially covered by a Tree Preservation Order and is adjacent to the Luscombe Valley SSSI to the east, Evening Hill Conservation Area to the west and Poole Harbour SSSI/SPS/RAMSAR to the south.
Relevant Planning History
2001: Planning permission refused and an appeal subsequently dismissed for the demolition of No.3, Alington Close and erection of a 4 bedroom detached house with integral garage. The Inspector concluded that the proposals would materially harm the living conditions of the occupiers of No.2, Alington Close, and would be harmful to the character and appearance of the surrounding area.
2005: An Outline planning application for the erection of 2 x 3-storey and 3x4-storey blocks (43 flats) was the subject of an public inquiry against the failure of the Council to determine the application within the prescribed period. The inquiry took place in 2006 and the appeal was dismissed. Having regard to the current application, the relevant comments given by the Inspector were:
The principle for the redevelopment of the site would be acceptable.
The built development on Crichel Mount tends to be subservient to its natural landscape rather than the other way around as it is on much of Sandbanks Peninsula.
Development of buildings of 4 storey could be somewhat over-powering.
No overriding objection to a flat roof arrangement.
The site could be redeveloped without undue detriment to the views available from the adjoining Luscombe Valley.
2006: A planning application for the erection of a similar form of development comprising 2 x 3-storey and 3x4-storey blocks (43 flats) was refused.
2007: A planning application to erect 4x3-storey blocks (32 flats) was refused
2008: A planning application was granted for the demolition of all buildings at nos. 1,2 & 3 Alington Road and nos.2a & 2b Shore Road and erection of 6 x 3-storey blocks, totalling 32 flats. That decision is subject to a Judicial Review of which the outcome is still awaited at the time of writing this report.
Current Proposal
Demolish existing properties and erect six detached houses with detached and integral garages, with single access from Alington Close. The six houses comprises 4 bungalows on the frontage of the site and 2 x 4 storey houses positioned to the rear.