PLANNING APPLICATIONS RECEIVED BY THE BOURNEMOUTH PLANNING DEPARTMENT DURING SEPTEMBER 2O19 – A CRITIQUE BY JOHN SOANE, BUILT ENVIRONMENT CONSULTANT TO BOURNEMOUTH CIVIC SOCIETY
1O2 Watcombe Road, Charminster Ref. No. 7-2019-4774—B
This is an application for a two storey extension to an existing twentieth century detached house that has been altered in recent years to serve partly as a Podiatric surgery. The extension will enable the existing building to be turned into two, three bedroom, semi-detached residences; it will extend the new built footprint of the property up to the eastern boundary of the site. The new section would have the same general appearance of the existing house – including a hipped roof and regular fenestration in the form of modern sash windows on the principal facades and an extra pair of French windows to the rear. Natural building materials would also be used.
In view of the narrow extent of the proposed extension but irrespective of the fact that the latter would reach completely up to the boundary of the site, the Society feels that the form and mass of what is proposed is reasonably compatible with the existing ratio of built to un built on space that is generally maintained by adjacent properties. Consequently we think that since this proposal reasonably fulfils the townscape policies of the Bournemouth Local Plan, it should be allowed.
58 Charminster Avenue, Ref. No. 11441-F
This is an application to turn a mid-twentieth century double two storey bay family dwelling into a structure containing five flats by means of internal alterations and a single storey extension. The extension would be created to the side of the existing principal facade. This side extension would be relatively compatible in appearance with the existing structure; it would incorporate a pair of French windows with a shallow pitched-come-flat roof above.
However the Society has concluded that over all the resulting dimensions of the enlarged build would be out of keeping with the general appearance of the street – in particular the hitherto accepted proportional ratio between built and unbuilt on space would be adversely affected. In addition local residents have said that the enlarged property would block sunlight to neighbouring houses and an increase in more people living there would increase traffic congestion to the disadvantage of pedestrians
Under the circumstances, the Society thinks that since this proposal does not fulfil all the townscape policies of the Bournemouth Local Plan it should be refused.
99 Columbia Road Ref. No. 27428
This is an application to build a bungalow at the rear end of an existing narrow plot which is already occupied by a mid twentieth century dwelling house. The developer justifies his application in relation to the permitted construction of a rear garden bungalow in the rear garden of a neighbouring property. Even if in this case, there might just be enough space, comfortably to site a small bungalow at the extreme end of the site, the Civic Society again appeals to the Planning Department to initiate policies that will effectively check the contemporary trend towards attempting to infill rear gardens of historic residential areas with further construction.
Under the circumstances, because this proposal does not fully satisfy the townscape policies of the Bournemouth Local Plan, we suggest that it be refused.
217 Holdenhurst Road, Springbourne Ref. No. 6921-E
This is an application to convert an existing narrow, late nineteenth century, semi detached property by means of internal alterations and external extensions into premises containing six flats. The original building has two storey bay windows on the principal facade and the long side elevations and such features would be incorporated into the new extension of the property that would be constructed on to the rear elevation. The new section would extend the existing floor space of the building by between one third to one half; the Society feel it would be a considerable intrusion into the existing ratio between built and unbuilt on space that originally was anticipated for this site.
We have therefore decided that since this proposal does not fulfil the townscape policies of the Bournemouth Local Plan, it should be refused.
8 Bradpole Road, Strouden Park Ref. No. 7-2019-27384-A
This is an application to make internal alterations and add a two storey addition to an existing mid twentieth century dwelling house on adjacent vacant land. The new section would be designed with a hipped roof and casement windows similar to the original structure. Usually the Society is of the opinion that such additions within existing developed plots amount to excessive development but in this case, the particular dimensions of the site, allow such an extension .
Under the circumstances we think that since the this proposal generally complies with the townscape policies of the Bournemouth Local Plan, it should be allowed.
116 Carbery Avenue, Southbourne Ref. No. 7-2019-27190-C
This is an application to construct a narrow extension along the long side elevation of an existing, interwar detached house. The principal facade of the building is a well integrated composition incorporating a two storey bay window and a one storey, first floor, bay window in late Arts and Crafts style. The Society feels that that the new extension does not effect greatly the basic design of the property however we think that the first floor window in the new extension to the principal facade is poorly designed in an inappropriate modern style. We suggest it be replaced by a design that emphasises vertical divisions. Consequently the Society has decided that because this proposal does not fully satisfy the townscape policies of the Bournemouth Local Plan, it should be deferred for further design improvement.
193 Redhill Drive, Redhill. Ref. No. 6899-C
This is an application to construct a new dwelling house in the rear corner of an existing property which borders on Coombe Avenue. The new building would be designed in the form of a mid twentieth century suburban detached house with two storey double bays, casement windows and a hipped roof. Although this design is complimentary to the adjacent townscape, the Society think it is questionable whether there is sufficient room at the far end of this already developed site for a new structure. As in other cases in this month’s Critique, we note there seems to be a growing tendency amongst property owners to excessively exploit their sites. While each case must be judged on its merits, the Society feels that such over development in historic residential areas should not be encouraged.
With this particular application, we feel that since the townscape policies of the Bournemouth Local Plan have not been fully observed, it should be refused.
4 Herbert Road, Westbourne Ref. No. 14037-E
This is an application to construct a two/three storey extension to a late nineteenth century family residence in order to form five flats. The building has been considerably altered over the last century and now presents a somewhat eclectic quasi-traditionalist appearance. The new work would consolidate the somewhat irregular appearance of the rear of the structure into a more coherent rectangular shape. However the Society is of the opinion that irrespective of relatively traditional proportions, the fenestration in the new building is not well integrated; some windows are in the form of modern casements while others have an inappropriate, modern horizontal shape. It is obvious to us that a better, more coordinated overall architectural design for the extension is required.
The Society has therefore concluded that because this application falls short of the townscape policies of the Bournemouth Local Plan, it should be deferred for further improvement.
22 Truscott Avenue, Winton Ref. No. 7-2019-27881-B
This is an application to construct a small modern dwelling house on the site of a large disused garage building; the site lies within a mature townscape of artisan houses and later residential blocks built during the earlier Twentieth Century in the form of a planned neighbourhood.
The Society feel that the proposed development is rather too large for the site and that the proposed modernist style of the structure would not be compatible with the adjacent townscape. We suggest a possible solution would be the provision of an attractively landscaped open space for the general public
The Society has therefore concluded that because this application does not satisfy the townscape policies of the Bournemouth Local Plan, it should be refused.