Draft Summary of the Proposed SPG Refresh – The Poole Bridge Regeneration Initiative Planning and Urban Design Guidance for the Central Area.

Introduction

This is a brief summary of the scope of the proposed refresh of the Poole Bridge Regeneration Initiative Planning and Urban Design Guidance for the Central Area. This summary sets the context of the review and lays out the broad aims and objectives of this refresh. The objective is to make clear to all stakeholders the opportunities and the constraints to any refresh document. This should also be read alongside the substantive existing Supplementary Planning Guidance SPG documents and the Draft Community Engagement Strategy. A link to other documents is attached at the end of the document.

1. 0. Why do we need to refresh the SPG?

  • All SPGs should be reviewed on a regular basis as change occurs and aims and objectives alter.
  • Changes to the Development Plan Process requires that relevant Supplementary Planning Guidance SPGs are replaced by SPDsSupplementary Planning Documents.
  • The Core Strategy and other Development Plan Documents (DPDs) have evolved and been adopted over the last few years. (see Schedule of adopted and emerging DPDs and SPDs in Appendix A)
  • New statutory guidance has been published related to a number of issues including sustainability and flood risk
  • Proposals for some of theRegeneration sites are now subject to either extant planning consent, pre application advice or under consideration as part of a planning application.
  • A review of the existing SPG has been undertaken by Cabe.
  • To provide continued planning and urban design guidance to the community and other stakeholders.

2. 0. What we will do?

  • Expand upon the substantive Policies set out in the BoP core Strategy and subsequent DPD documents.
  • Engage fully with the wider Community and Stakeholders - Ask first then draft a document for formal consultation.A review of the PBRI SPG will give the community the opportunity to guide it and ensure key aims set out within the Core Strategy are expanded upon effectively.
  • Work on the Draft Community Engagement Strategy (CES) that sets out the broad approach to engagement and how vital we feel this is to the revised SPD.
  • Using Building for Life as a broad quality assessment to ensure that new residential developments achieve high standards of design, functionality, quality of place and space and sustainability by requiring all new build schemes to achieve a ‘good’ or ‘very good’ standard.
  • To update the standards and principles in the Department for Transport’s Manual for Streets 1 and 2 to the design of all residential streets, commercial streets and roads and higher capacity highways; including the design of cycle and car provision and parking.
  • To link to the review of the Highways network being undertaken in 2012.
  • To raise sustainability standards in both domestic and non-domestic new build projects in the light of the revised Code for Sustainable Homes and the government’s target of reaching a zero-carbon standard for new dwellings by 2016 and for non-domestic buildings by 2019.
  • Update sustainability aspirations such as renewable energy and micro-generation, including proposals for combined heat and power, water run-off management – rainwater harvesting and sustainable drainage systems
  • Design townscape friendly approaches in response to the SFRA, coastal flooding prevention measures in the light of climate change predictions.
  • Emissions at key junctions and traffic ‘pinch points’ and the design of junctions with a view to further reducing the barrier effect of major routes and dedicating more road-space to pedestrians, cyclists and public realm.
  • Habitat protection, promotion of bio-diversity and provision of local green infrastructure.
  • The 2007 Lyons Inquiry into local government introduced the idea of ‘place-shaping’ as a ‘shared idea for the future of local government’. The delivery of the Poole Central Area SPG lends itself to a cross-service and organisationalpartnership approach to the integration and linkage of streets, spaces, highways and green infrastructure to achieve a range of environmental, economic and social outcomes, including pedestrian and vehicular safety, air quality, bio-diversity, flood prevention and mitigation, education resources and health prevention and improvement strategies.
  • Impact upon modal shift in the most sustainable area of the Borough with key alternative transport links.

3.0.What we can do

  • Reiterate and consolidate the core principles and urban design advice contained within the PBRI SPG that are considered to be “timeless” and “sound”
  • Retain the proposed allocation of employment floorspace contained within the PBRI SPG in the interests of promoting sustainableland allocation policies to maintain the availability of employment land forfuture jobs
  • Expand upon existing policies and strategies for the Central Area to ensure an appropriate mix of uses within the Central Area.
  • Update technical issues as raised above and within Cabe Reviews.
  • Set out key urban design and character guidelines.

4.0What we can’t do

  • Create new or put in place policies that are not outlined in the higher level DPDs
  • Undermine policies set out in the higher level DPDs.
  • Reduce housing numbers from those set out in the core strategy andassociated and emerging evidence base.
  • Significantly change other balanced mixed useset out in the core strategy andassociated and emerging evidence base.

5.0.History of the Master Plan - its evolution and key stages

5.1 The Origins of the PBRI SPG

Volume one - Audit and Analysis of the PBRI SPG dated September 2002 and Chapter 14 of the Poole Local Plan adopted in 2004 set out the Council’s vision for Poole’s Central Area which states it should be:-

  • A successful and thriving commercial, social and cultural centre
  • Accessible and easy to move around in
  • Utilise its waterfront location and historic environment to its best advantage, and
  • Embrace sustainable development in promoting a location of quality in which people live, work and take leisure

Para 1.3 of Volume one identified the objectives of the PBRIas:-

  • Present a new vision for the future of Poole’s central area
  • Inspire an urban renaissance for the town
  • Assist in the delivery of a second harbour bridge.
  • Provide a framework to facilitate the best possible development of current and potential sites
  • Illustrate the essential principles for new development
  • Highlight priorities and quantify likely outputs, and
  • Identify the next steps towards delivering the vision

The objectives to facilitate the Vision for Poole remain relevant, particularly given the objective of the delivery of a second harbour bridge is near fulfilment

Volume two of the PBRI SPG - Planning and Urban Design Guidance for the Central Area of Poole adopted in December 2004 then took the conclusions of Volume one and Chapter 14 of the Poole Local Plan andset out criteria for future development and the factors to be considered by developers and their designers outlined in the form of design guidance. A review of Volume two is now requiredto ensure the SPD remains part of the adopted PooleCore Strategy and emerging DPDs and SPDs.

Volume three of the PBRI SPG adopted in December 2004 provides guidance to landowners and developers regarding the nature and extent of planning obligations that will be sought by the Borough of Poole before planning permissions are granted for development within the PBRI SPG area. Volume three will soon be replaced by the emerging Delivering Poole’s Infrastructure DPD, Planning Obligations Circular 05/2005 and Regulation 122 of the Community Infrastructure Levy Regulations 2010

5.2 The Inspectors Report on the EIP with regard to the PBRI SPG

The Core Strategy (CS) apart from containing policies for the Regeneration sites contained within the PBRI SPG, sets out the overarching planning framework for the Borough and is the spatial expression of Poole's Sustainable Community Strategy (SCS). As the most important document in the Council's Local Development Framework (LDF) itcontains the vision for Poole shared with the SCS, Strategic Objectives, Spatial Strategy, Policy framework for the overall scale and direction of change. The Core Strategy is therefore an expression of how the LDF intends to create sustainable communities and an implementation framework.

An independent Examination in Public (EIP) into the Core Strategy was held in November 2008 and the Inspectors Report on the EIP was published on 28 January 2009.The Report found the Core Strategy Policies and the PBRI SPG sound.

The Inspector therefore recommended adding the following to the end of Policy PCS11

Add to end of policy: “The requirements and uses set out in this policy are based upon the Masterplan and reflect the aspirations for each site. Individual site provision must reflect the overall vision and strategy for the area, though it is recognised that a degree of flexibility within and between sites may be necessary to ensure that the Regeneration area delivers the required development within the timescale envisaged.”

In response to these comments and define where flexibility could be used the LPA undertook external review of the SPG with Cabe and English Heritage (covered below).

6.0 Development interest and activity since the adoption of the PBRI SPG

Since adoption of the PBRI SPG, the six parcels of land identified in the Regeneration Area in the SPG have either been built upon, are the subject of an extant consent, awaiting a planning decision, or under consideration as an outstanding planning application submitted or at pre application stage. There are of course other development parcels that sit within the Central Area which are still subject to the guidance set out in the Central area SPG.

A brief position statement regarding each is set out below:

  • Area 1 - Between the Bridges, West Quay Road.

Planning permission refused in November 2011 on design grounds for 377 residential units, 2,633 sqm of B1 floorspace and 2,389 sqm (uses B1, A1, A2, A3, & D2) accommodation for Poole Amateur Rowing Club and private access to the Back Water Channel only for the Club; new quay wall, new public quayside and new public streets. The applicants are undertaking further community consultation with a view to submitting a revised scheme.

  • Area 2 - Bay View, North Of New Bridge

Outline planning permission granted subject to S106 agreement to demolish existing buildings and erect a mixed use scheme comprising 182 bed hotel, 96 flats, offices, commercial floorspace, basement car-park, accessed from West Quay Road.

  • Area 3 – Welcome to Poole pt 1. West Quay Road.

the Council resolved to grant planning permission granted subject to S106 agreement In November 2010 and amended scheme in October 2011 for a Phase 1 development consisting of a 125 bed hotel, gymnasium, two restaurants and coffee shop, together with associated parking, access and landscaping on the eastern area ofthe site. The planning consent was subject to a S106 Agreement to reserveand as private open space until such time as the remaining land is developed for offices.

  • Area 4a - Hamworthy Quayside

Following a formal application for pre application advice and community engagement an Outline application was submitted in November 2011 and is currently under consideration for mixed-use redevelopment comprising: 268 dwellings comprising 68no. 1-bed flats, 125no. 2-bed flats, 2no. 2-bed houses, 64no. 3-bed houses, 9no. 4-bed houses; 880 m2 GEA floorspace for Classes A1 and A3 uses; 10,001 m2 GEA floorspace Class B1 Business units; electricity substation; foul water pumping station; construction of new site entrance onto Blandford Road and associated access roads; 436 car parking spaces; cycle parking; public open space areas; and landscaping works. (Outline Application).

  • Area 4b Sydenhams Timber Yard

To date,no planning application or application for pre application advice has been submitted.

  • Area 5- Hamworthy Gate Former Powerstation site and beyond.

Currently subject to a formal application for pre application advice including community engagement for 1026 apartments and 268 houses, 47750sqft of commercial floorspace and 80748 of retail and community use

  • Area 6 - Welcome to Poole pt2.known as theGoods Yard site, Network Rail sites and surroundings.
  • Planning permission granted subject to S106 agreement that remains outstanding

(i) Replacement railway station with modern, curved frontage, large areas of glazing approx 417m2 enclosed floor area Northern part of site and two sidings to west reserved for operational use by Network Rail.

(ii) Transport interchange, including new bus, coach and taxi parking areas within a landscaped station square

(iii) 260 space multi-storey car park

(iv) 103 bedroom hotel

(v) 265 dwellings, including 66 units of affordable housing (25%)

(vi) 4221m2 of B1 office floorspace in two buildings

vii) 480m2 of retail, café and restaurant units; with

(viii)Improved pedestrian and cyclist links between the station and Falkland Square, Poole Stadium, Serpentine Road and Holes Bay Road

  • The refresh will explore the inclusion of other key sites such as Quay Thistle and the area of land between West Street and West Quay Road.

7.0 The Cabe Review of the Central Area SPG dated January 2010

This was carried out to assess the effectiveness and relevance of the PBRI SPG with regard to recent legislation changes, development interest and activity and the economy the headlines that emerge from the Cabe review of the Central Area SPG are similar to those set out at the beginning of this executive summary as to why we need to refresh the masterplan and what we can do to maintain the momentum of the PBRI Initiative now that the Twin Sails Bridge in nearing completion.This review was undertaken specifically to test the relevance of the key urban design principles set out within the current SPG following the EIP comments made by the inspector. Its overall conclusions were that the Urban Design principles remained sound and responded well to the structure and context of the existing town. As the design parameters (layout, grain, heights, mass etc.) were sound, it concluded that flexibility needed to be applied to other aspects of development. A previous workshop did highlight some issues with the delivery and implementation of highways work in the central area and this is being reviewed by the authority through a review process in the New Year.

The Cabe review makes both endorsements of the PBRI SPG and recommendations regarding the need for a refresh of the SPG andidentifies the key issues as to:-

  • Reinforcing the key urban design principles originally set out which are now reinforced through new planning legislation.
  • The extent to which the strategy and its technical assumptions need to be challenged and updated?
  • What can be done to enable momentum in delivery of the masterplan proposals in light of the economic downturn?
  • How should Borough of Poole and its partners respond to the changing policy, organisational and funding environment following the establishment of the Coalition Government with its strong commitment to decentralisation, localism and democratic accountability?

To address these issues theCabe review sets out proposals for refreshing the SPG anddelivering its vision in changing and difficult times. Theses proposals include updateof technical assumptions,underpinning thedesign standards and developer requirements not covered in other policy documents or DPDs.

The report also stresses the importance of maintaining momentum; responding to the changing policy environment and focusing on delivery. On each issue there is a brief summary that acts as a framework for presenting the Central Area SPG refresh to the communityand it is important to seek their views on those proposals.

8.0 Summary

With this key framework and advice in place the time is now right to refresh the Central Area SPD. Its success, as before, will of course depend upon the critical input of Community Groups and individuals across the Borough which will be facilitated through the Community Engagement Strategy. The input of key stakeholders will also be required and gained through consultation.

Appendix A

Plans adopted and emerging since the publication of the PBRI SPG

Adopted

  • Poole Core Strategy adopted in February 2009
  • Parking & Highway Layout in SPD adopted 18th April 2011
  • Local Transport Plan 3
  • Affordable Housing SPD adopted in November 2011

supports policy PCS 6 of the Core Strategy adopted in February 2009 and replace the Council’s Affordable Housing Supplementary Planning Guidance (SPG), February 2004.

Emerging

  • Poole Site Specific Allocations and Development Management (DM) Policies DPD - Formal adoption scheduled for early in 2012.

This document was submitted to the Secretary of State on the 2nd August 2011. and was subject to an on the 15th of November 2011