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Borough of Poole

Planning Committee

List of Planning Applications

22 September, 2016

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BOROUGH OF POOLE

Planning Committee

DATE: 22 September 2016 at 13.00

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 and Regeneration 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 http://bopwss3/sus/ww/Shared%20Documents/Standard%20Conditions.doc

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TABLE OF CONTENTSPlanning Committee

22 September 2016 at 13.00

Not before 13:3001 Canford Magna Golf Club, Knighton Lane,

Wimborne, BH21 3ASAPP/16/01064/C 4

02 5-7 Chaddesley Glen, Poole, BH13 7PA APP/16/00799/F 1003 Poole Town Football Club, School Lane, Poole,

BH15 3JRAPP/16/01062/F 20

04 61 Orchard Avenue, Poole, BH14 8AH APP/16/01159/F 26

Not before 14:3005 1 Oakley Road, Wimborne, BH21 1QJ APP/16/01131/F 3206 56 Springdale Avenue, Broadstone, BH18 9EX APP/16/01052/F 3507 7A Salterns Road, Poole, BH14 8BJ APP/16/01130/F 3808 49 Sopers Lane, Poole, BH17 7EW APP/16/01213/F 42

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ITEM NO 01APPLICATION NO. APP/16/01064/CAPPLICATION TYPE FullSITE ADDRESS Canford Magna Golf Club, Knighton Lane, Wimborne,

BH21 3AS

PROPOSALS Change of use of Canford Magna Riverside Golf Course to Suitable Alternative Natural Greenspace

REGISTERED 8 July, 2016APPLICANT Canford Renewable Energy LimitedAGENT Chapman Lily Planning Limited

WARD Merley & Bearwood

CASE OFFICER James Gilfillan

INTRODUCTIONThis application is brought before committee at the request of Cllr Mrs Newell because of concerns about the purpose of the proposed development.

Recommendation for Grant with Conditions

THE PROPOSAL Change of use of Canford Magna Riverside Golf Course to Suitable Alternative Natural Greenspace

MAIN ISSUESThe principal issues for consideration in this case relate to the impact on the openness of the Green Belt.

SITE DESCRIPTIONThe application site extends across approximately 48 hectares of open land at the north of the Borough. It all falls within the SE Dorset Greenbelt and is one of 3 golf courses making up the former Canford Magna Golf Club.

There is little development surrounding the site, but what there is, is largely residential and agricultural in scale and design. Canford School and its grounds lie to the west, separated by one of the golf courses. The river Stour runs along the eastern boundary, beyond which is Hampreston, which is in East Dorset.

The site is accessed via a private drive that crosses fields and joins Knighton Lane close to its junction with Magna Road at a traffic light controlled junction. A section of the access drive incorporates the Stour Valley Way footpath.

Numerous buildings at Canford School are listed and form the nucleus of the Canford Magna Conservation Area.

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There is a complex of buildings at the centre of the site that were previously used as the club house and maintenance compound, with associated parking. There are also two cottages further north into the golf course, both of which are vacant.

Trees throughout the site are covered by a variety of group and woodland Tree Preservation Orders.

Being adjacent to the River Stour the site is subject to fluvial flooding.

RELEVANT PLANNING HISTORYMay 2016: A Planning Application for Mineral extraction and restoration work and Change of Use from Golf Course to Suitable Alternative Natural Greenspace was Refused due to the unacceptable impact of the mineral extraction on the amenities of staff and pupils at Canford School and local residents from noise and dust, (16/00339/Y)

PRE-APPLICATION ADVICENone

COMMUNITY CONSULTATIONNone

CONSULTATIONSThe Lead Local Flood Risk Authority: No objection.

The Head of Transportation Services: Subject to conditions supports the application as preserving highway safety.

The Head of Environmental and Consumer Protection Services: Objects to the lack of detailed SANG design and questions the success of the scheme in operating as a SANG and mitigating the impact on nearby Heathlands.

Dorset County Council: No objection or concerns regarding safeguarding mineral supplies.

Environment Agency: Subject to conditions has no objection.

Natural England: Supports the principle but expects more detailed plans before confirming the scheme could serve as a SANG.

Historic England: Objects to the failure of the landscape design to better reveal the historic setting of Canford Manor (School).

REPRESENTATIONSLetters of representation have been received in which the following concerns are raised: loss of Green Belt, damage to wildlife and habitats, additional traffic, increased pressure on services, flood risk,

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premature and speculative in advance of Local Plan review, delivery mechanism, unclear intentions for adjoining land, impact on the safety and safeguarding of pupils compromising safety at the adjacent school.

The Society of Poole Men support the application as providing public access and ensuring land in the Green Belt remains as open space.

PLANNING CONSIDERATIONS

POLICY AND GUIDANCE

STRATEGIC CONTEXTNational Planning Policy Framework (Adopted March 2012)Dorset Heathlands Framework 2015-2020 SPD

Bournemouth, Dorset and Poole Minerals Strategy 2014SS1 Presumption in favour of Sustainable DevelopmentSS2 Identification of Sites in the Minerals Sites PlanAS1 Provision of Sand and GravelSG1 Mineral Safeguarding

LOCAL CONTEXTThe following policies are listed as applying to this application.

Poole Core Strategy (2009)PCS15 Access and MovementPCS23 Local DistinctivenessPCS30 Poole's Green BeltPCS34 Flood Risk

Site Specific Allocations & Development Management Policies DPD (2012)DM1 DesignDM2 Heritage AssetsDM7 Accessibility and SafetyDM9 Green Infrastructure and Biodiversity

PLANNING JUDGEMENTThe application proposes to form a Site of Alternative Natural Greenspace (SANG) from one of the golf courses at the former Canford Magna golf course. It seeks to deliver the recreational benefit of a SANG to the general public and no longer includes proposals for the prior extraction of minerals.

The principle of delivering a SANG was considered acceptable as part of the previous application, and it was the amenity impacts associated with the prior extraction of mineral extraction that rendering the application unacceptable. This current application applies to half of the previous site area and no longer includes the area subject to mineral extraction. As with the previous application, there are mineral deposits below the ground in the application site, however due to their proximity to the river it was accepted that their

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removal would not be achievable whilst preserving the safe flow of the river. As such it is considered that this application would not conflict with the Mineral Safeguarding policy in the Minerals Strategy.

The site falls within the South East Dorset Green Belt. In the absence of built form and merely proposing a publically accessible park the development would preserve the openness of the Green Belt and the purposes of designating the land as Green Belt and is therefore 'appropriate' development in the Green Belt.

At this time there is no quantified need for a SANG in this part of the Borough, however that does not render the scheme unacceptable, harmful or unnecessary. In considering the previous application reference was made to the existing residential areas of Merley and Bearwood benefitting from the provision of such open space, and there being little SANG provision in that part of the Borough and Bournemouth Borough, diverting pressure away from local heathlands.

This application would deliver public access to amenity space in part of the Borough that does not currently benefit from such public access.

The existing car park would provide sufficient capacity for the proposal and the existing access and junctions would adequately accommodate the volume of traffic generated by visitors. Unlike the previous application, this application would not generate the quantity of HGV movements that would potentially have required improvements to the junction between Knighton Lane and Magna Road. Highway safety would therefore be preserved. Provision for cycle racks has been made and could be secured by condition.

As a Golf Course, the application site is heavily managed and therefore of low biodiversity quality. This application presents the opportunity for significant enhancement of the type and range of habitats and the species it can support. However the primary benefit of a SANG is diverting pressure away from the fragile and rare habitats found on Canford Heath and the protected species supported therein.

Both Natural England and Environment Agency recognise the opportunity this change of use presents to enhance biodiversity beside the River Stour. However this has to be balanced carefully with a need to ensure the public can enjoy free access to the SANG, importantly being able to let dogs off their lead, a significant concern and negative impact of public use of SSSI Heathlands.

The application plans provide a basic overview of the illustrative landscape and footpath routes. The Dorset Heathlands Planning Framework includes a detailed list of features that are required to ensure the park performs as a SANG. In the supporting Design and Access Statement the applicant has demonstrated how the required features could be provided on site or as part of the layout of walking routes and landscaping. Detailed proposals could be secured by condition.

A tree survey has been provided and due to the nature of the proposals there is no need or intention to remove trees, which would form a framework for the SANG landscape proposals.

The site is close to a variety of heritage assets, most notably Canford School and the

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Canford Magna Conservation Area. Due to the nature of the proposals and separation distances of at least 250m. the proposals would not have a direct impact on any of them. The access road would be closer but, as an existing feature not subject to change, its relationship remains neutral.

The land occupied by the Golf Club and courses was previously 'Canford Park' associated with the Canford Manor house (now occupied by Canford School). The Heritage Asset Statement supporting the application identifies the parkland from 1888 OS maps and it is clear that the site does not include any of the significant features of the parkland, such as the carriageway routes and the bridge across the Stour to Little Canford. The NPPF seeks to ensure that development better reveals heritage assets, in this case the opportunity to do so is limited to retaining clusters of trees and providing open fields, both of which are achievable as part of delivering the SANG. Maintaining the open aspect of the land in perpetuity as a SANG would protect the historic parkland setting of Canford Manor(School), achieving the aspirations of the NPPF.

Being adjacent to the River Stour the site is subject to fluvial flooding associated with periods of heavy rainfall. As such the timing; duration; and extent of such flooding is difficult to predict. The proposed use would cause no greater impact to the flood capacity of the site than the golf course, however the proposed use would be able to accommodate the impact of flooding significantly more readily than the golf course. The detailed design and routing of footpaths and type of landscape could take in to account the likelihood of flooding and could be designed to be resilient; recoverable; and useable during such events.

Concerns raised in representations received regarding the intentions for adjoining land have no bearing on the acceptability of this application. There would be no greater impact on the safety or safeguarding of pupils at the adjoining private school than arrising from the existing golf course. The scheme would enhance natural habitats; would not place greater pressure on local services and facilities; and would be of benefit to the social well being and health of local residents INFRASTRUCTURE AND DEVELOPER CONTRIBUTIONSNone

CONCLUSIONThe proposal would be appropriate development in the Green Belt that would provide public access to open space that is promoted by adopted policy and would protect fragile habitats on Canford Heath whilst presenting opportunities for bio-diversity gain. The application is recommended for approval.

RECOMMENDATIONIt is therefore recommended that this application be Granted with Conditions subject to the following:

Conditions

1. GN150 (Time Expiry 3 Years (Standard))

2. PL01 (Plans Listing)

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3. AA01 (Non standard Condition)Prior to the commencement of development details of any groundworks, footpaths, boardwalks, hard and soft landscape, signage, siting of dog bins, and means of enclosure for the SANG by way of fencing, gates and hedgerows shall be submitted to and approved in writing by the Local Planning Authority and shall include details of the timing of implementation and delivery, future management and maintenance arrangements and have regard to the SANG requirements in Appendix E of the Dorset Heathlands Framework 2015-2020 SPD. The agreed details shall then be implemented in accordance with the agreed timetable.

Reason;To ensure the SANG has sufficient means and features to fulfil its role as an alternative green space diverting specific target groups of visitors from the heathlands and accordance with Policies PCS26, PCS28, PCS29, PCS30, PCS36 of the Poole Core Strategy and Policies DM9 of the Poole Site Specific Allocations and Development Management Policies DPD.

4. AA01 (Non standard Condition)The SANG hereby approved shall be retained and managed in perpetuity as a SANG in accordance with the details set out in the Management Plan secured by condition No.3 of this consent.

Reason;To ensure the SANG fulfils its role as an alternative green space diverting specific target groups of visitors from the heathlands and accordance with Policies PCS26, PCS28, PCS30, PCS36 of the Poole Core Strategy 2009 and Policies DM9 of the Poole Site Specific Allocations and Development Management Policies DPD 2012.

5. HW100 (Parking/Turning Provision)

Informative Notes

1. IN72 (Working with applicants: Approval)

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ITEM NO 02APPLICATION NO. APP/16/00799/FAPPLICATION TYPE FullSITE ADDRESS 5-7 Chaddesley Glen, Poole, BH13 7PA

PROPOSALS Demolition of the existing buildings and construction of two blocks of four apartments (eight in total) with associated parking, access and landscaping

REGISTERED 20 May, 2016APPLICANT Nylo Homes LtdAGENT Chapman Lily Planning Ltd

WARD Canford Cliffs

CASE OFFICER Sarah Scannell

INTRODUCTIONThis application is brought before committee at the Chairman's request.

Recommendation for Refuse

THE PROPOSAL Demolition of the existing buildings and construction of two blocks of four apartments (eight in total) with associated parking, access and landscaping.

MAIN ISSUES

The principal issues for consideration in this case relate to:-

the character and appearance of the street scene, Shoreline Character Area and the coastal zone;

the principle of flatted development in this location; the amenities of future occupants and neighbours; highway safety and parking provision; protected trees; use of renewable energy; affordable housing contribution; and Section 106 Agreement/CIL compliance.

SITE DESCRIPTION

The application site is on the upper side of Chaddesley Glen with ground levels dropping steeply down towards the Harbour to the south west. The site is occupied by a two-storey house at no.5 and a detached chalet bungalow with a lower ground floor level to the rear at no.7. No 7 has an access onto Chaddesley Glen however the main vehicular access for

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both dwellings is from a private lane to the north east. The lane is shared with the four dwellings (1a, 1b, 3a and 3b) to the south as well as the apartment block of 'Havenhurst', to the north. The grounds of St Ann's Hospital are to the east of the lane. A row of dense, mature trees screens the hospital and forms a backdrop to the application properties which are on the ridgeline.

This part of Chaddesley Glen is characterised by spacious plots occupied, in the case of 1a-3b, which were sub-divided from 1 and 3 Chaddesley Glen, by substantial 3 or 4-storey detached houses. These are contemporary in appearance with stepped elevations; cedar cladding; balconies; and a high proportion of glazing. Two of these have vehicular access and garages off Chaddesley Glen. 'Havenhurst' is a 1970s’ block of seven flats over four storeys and is the highest development along this row. Further north is the Harbour Heights Hotel, including an ancillary staff accommodation block, and a block of 6 flats, Harbour Court.

The northern boundary is a mixture of shrubs and a high timber fence. There is a hedge and 2m. high timber fence along the southern boundary. A low wall and high hedge form the boundary with Chaddesley Glen.

The application site is within Shoreline Character Area No.6 ‘Sandbanks Peninsula, Luscombe Valley and Evening Hill’ and the Coastal Zone.

There are no protected trees on the site however trees in the garden of no.3b and trees bounding the private lane are covered by Tree Preservation Orders.

RELEVANT PLANNING HISTORY

5 Chaddesley Glen

2015: Householder application for alterations, extensions and additional 2nd floor to existing dwelling. Approved (APP/15/01051/F)

2015: Demolition of existing dwelling and erection of pair of semi-detached dwellings with associated parking and access. Approved (APP/15/01595/F)

7 Chaddesley Glen

2005: Demolish existing and erect a part 3/ part 4 storey block of 5 flats with basement parking (5 storeys in total). Access from Chaddesley Glen. Refused (05/04973/009/F). Dismissed at appeal on the grounds of scale and mass.

Feb. 2016: Demolition of the existing dwelling and the construction of a replacement house. Approved (APP/15/01725/F)

June 2016: Demolition of existing dwelling and replacement with a pair of semi-detached dwellings. Approved (APP/16/00563/F)

PRE-APPLICATION ADVICE

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None.

CONSULTATIONS

Head of Transportation Services: No objection subject to conditions and amended plans to include:

relocation of basement car park pillars and larger manoeuvring space; pedestrian visibility splays at vehicular entrances and the four visitor parking bays; 4 Sheffield hoops (2 per block) for visitors close to the main entrances to the building; disabled appropriate parking for all visitor spaces and two basement spaces; wider access for the first 6m of the entrance to allow a vehicle to wait for the ramp to

become clear and two cars to pass. provision of a traffic light system for the access ramp.

The following conditions were recommended:

HW100 – Parking/Turning HW200 – Visibility Splays IN130 – Kerb Crossing to be Lowered None Standard Condition – Design of the car park to have regard to Institution of

Structural Engineers ‘Design Recommendations for Multi-storey and Underground Car Parks’ (2011)'

Grampian conditions relating to alteration of road markings and parking bays and closure of the existing access.

Natural England: No objection.

ECPS Waste Collection Authority

Provision should be made for 4 x 1100 litre capacity bins. Each block would have two1100L bins (1x recycling and 1x refuse) (1350mm x 1360mm x 1080mm.)

Refuse collection vehicles currently access the private laneway to service properties located up this road.

The developer must ensure that access to the entrance of the bin storage areas are clear from obstructions such as parking spaces and vehicle turning points with a large enough access to allow easy manoeuvring of bins when being emptied and returned.

REPRESENTATIONS

Representations and a petition have been received which raise the following concerns:

Gaps between properties and generous plot sizes is an important feature; Flats would not respect the residential character and density of the area which is

comprised of detached dwellings on large plots. The site is not in an area where flats predominate and appeals for flats at no.7 and at no’s 1a and 3 have previously been dismissed. A precedent would be set for flats to the detriment of the character of the street scene;

Overdevelopment and height and mass are excessive particularly when viewed from

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the harbour; Obscure glazing and balcony screens would be unattractive; The access would be close to a dangerous corner and its width would not be in

keeping with the character and appearance of the streetscene; Increased traffic and parking congestion on Chaddesley Glen and the single width

lane; loss of parking spaces; and vehicles waiting on the highway to access the site. Details of the gate have not been provided;

insufficient car parking provision; The site coverage exceeds 50%; The blocks should be moved eastwards in line with Nos 1a-3b to give a more uniform

appearance in the street scene; The development, particularly the terraces and balconies, would be overbearing and

give rise to disturbance; overlooking; loss of outlook; and overshadowing of neighbouring properties;

Pile driving and basement construction could result in instability to neighbouring properties. There have been issues with sink holes in the area recently.

Noise and fumes from ventilation pits; Potential for asbestos to be present in existing dwelling; Use of private lane for construction access; Disturbance from storage of bins adjacent to boundaries;


POLICY AND GUIDANCE

STRATEGIC CONTEXT

National Planning Policy Framework (Adopted March 2012)

LOCAL CONTEXT

The following policies are listed as applying to this application:

Poole Core Strategy (Adopted February 2009)

PCS05 Broad Locations for Residential DevelopmentPCS06 Affordable HousingPCS08 Lifetime HomesPCS15 Access and MovementPCS23 Local DistinctivenessPCS28 Dorset Heaths International DesignationsPCS31 Sustainable Energy - GeneralPCS32 Sustainable HomesPCS35 Energy and Resources StatementsPCS37 The Role of Developer Contributions in Shaping Places

Poole Site Specific Allocations and Development Management Policies DPD (Adopted April 2012)

Development Management Policies

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DM1 DesignDM4 Coastal ZoneDM2 Heritage AssetsDM7 Accessibility and SafetyDM8 Demand Management

Supplementary Planning Document

Parking and Highway Layout in Development (Adopted July 2011)The Dorset Heathlands Planning Framework 2015-2020 Consultation Draft (January

2015)

Supplementary Planning Guidance

Shoreline Character Areas SPG (Adopted June 2004)

PLANNING JUDGEMENT

The proposed development involves demolition of the existing buildings and the construction of two blocks of four apartments (eight in total) with associated parking, access and landscaping.

Impact on the character and appearance of the street scene, Shoreline Character Area and the Coastal Zone

Two sites to the east have been subdivided to provide a total of four contemporary dwellings (Nos 1a-3b). Notwithstanding that, plots along this row remain sizeable. The principle of two separate, three and four-storey, semi-detached dwellings was accepted under APP/16/00563/F and APP/15/01595/F. Under these applications, the asymmetrical design and landscaping resulted in a scheme which would preserve the residential character and pattern of development in the area.

The proposed blocks are similar in appearance to the approved buildings in terms of their contemporary, asymmetrical design and materials. With the exception of a lift shaft, the ridge height would be the same and the proposed development would maintain the existing south western building line (facing the harbour). The footprint would be the same with the exception of relatively minor alterations to the north east elevation facing the private lane. The proposed development would therefore not materially reduce the amount of vegetation visible from the harbour or Chaddesley Glen or harm the balance between the wooded hillside and built development cited in the Shoreline Character Areas SPG. It would preserve the character of the shoreline and the coastal hinterland in accordance with Policy DM4 of the Development Management Policies DPD (Adopted April 2012).

On plan, the asymmetry of the proposed development and the variety and arrangement of materials suggests that it would not be clearly distinguishable from Nos 1a-3b as blocks of flats. While No.7 currently has a lower ground floor level and the approved scheme for semi-detached dwellings contained a lower ground floor, it would be a new feature on the site of No.5. Nos 1a-3b to the south all feature accommodation at ground floor level and this would be in keeping with the evolving character of the immediate area. The proposed

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landscaping scheme would not divide the site in a linear way. The existing gardens are already terraced. There is an existing, albeit currently unused, vehicular access to No.7 from Chaddesley Glen. A more formal vehicular access and a boat store at the lowest part of the site were permitted under APP/16/00563/F. Under the current application the existing access would be blocked and a more central, sloped driveway would be provided to 16 basement parking spaces and storage. Due to the alignment of the driveway and the planting scheme along the highway, the basement carpark would not be readily visible. Nos 3 and 1b Chaddesley Glen also have vehicular accesses and garaging onto the highway to the south. The proposed development would preserve the evolving character and appearance of the streetscene.

Principle of flats in this location Policy PCS 5 (ii) of the Poole Core Strategy (Adopted February 2009) states that outside of central locations and prime transport corridors which are well served by public transport and a range of facilities, flats may be permitted on streets or parts of streets where they predominate. There is a cluster of flatted blocks south west of the site at the bend of Chaddesley Glen however this is approximately 100m away. Apart from 2 blocks, 'Havenhurst' to the immediate north and 'Harbour Court' further north across the road, all residential development on and surrounding the site comprises detached houses. It is clear that the site is neither on a street nor part of streets where flats predominate, contrary to adopted planning policy.

Impact on neighbouring amenity and the amenity of future occupants

The footprint of the proposed development would be no closer to neighbouring properties than the approved schemes. Obscure glazing and screens would be provided for all side windows and terraces. Proposed landscaping would provide additional screening at ground floor level. Given the orientation of the site; the size of the gardens of adjoining plots; the siting of the adjoining dwellings and flats; and extant approvals, the proposed development would not result in an overbearing appearance; material loss of outlook; or overshadowing to the detriment of neighbouring amenity.

Whilst the occupation of 8 flats could potentially generate more activity and noise than 4 dwellings, this is not inevitable and would not in any case be expected to result in material harm to neighbouring amenity.

The plans have been amended to omit ventilation ducts serving the basement parking that were previously adjacent to the site's boundaries. The basement would be mechanically ventilated through a central air vent between the two blocks. If acceptable in all other respects, details of this provision could be secured by condition.

ECPS has advised that each block would require one recycling and one refuse bin (1100 litre capacity each). Separate, appropriately sized bin stores are proposed adjacent to the private laneway and the boundaries of the site. As the garages of neighbouring properties abut the site at these points there would be no material harm to neighbouring amenity through noise or smells associated with bins. Elevation details of the proposed bin stores could be secured by condition.

All proposed obscure glazed windows would be to non-habitable rooms such as en-suites

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or would be secondary windows.

The screened terraces would provide private amenity space for residents who would also have access to communal gardens. The proposed development would therefore make adequate provision for the amenities of residents.

Highway safety and parking provision

The plans have been amended to reflect the comments of the Transportation Officer who has no objection to the scheme. The proposal would provide sufficient resident and visitor parking to meet guidelines and a traffic light system; widened access; and recessed gate would enable residents to pull off the highway before accessing the site.

Impact on protected trees

Whilst there is potential for protected trees along the private access lane and in the garden of the adjoining property (3a) to be damaged during construction the Council's Senior Aboricultural Officer has advised that suitable protection measures could mitigate any harm.

Use of renewable energy

The Energy and Resources Statement submitted as part of this application sets out how the proposed development could comply with the requirements of Policies PCS32 and PCS35 to achieve 10% of the predicted energy needs for the proposed flats. Being new build, it would be readily possible to achieve an energy efficient and sustainable development. This can be secured by the imposition of an appropriate condition.

Affordable housing

The proposed floor area has triggered the need for a viability assessment to establish whether a contribution towards affordable housing provision can be secured. Viability information has been submitted by the applicant and is currently the subject of verification assessment by the District Valuer. The conclusions of the verification assessment will be reported to Planning Committee.

Further issues

The private lane is owned by the applicant up to the boundary of No.5 and the occupants of the remaining properties from Havenhurst to No.1a are presumed to have rights of way over the lane. The use of the lane by construction traffic might therefore be a civil matter but it would be neither reasonable nor relevant to planning to impose a condition preventing the use of the lane by construction traffic. In the event of asbestos being present in the existing buildings, demolition and remediation measures might be expected to proceed in accordance with the relevant legislation. In response to concerns about the potential impact of building works on the structural integrity of neighbours' dwellings the applicants have advises that:

geological or ordnance surveys do not indicate any geological abnormalities. the proposed development would require retaining structures and an intrusive site

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investigation to establish design parameters; reference to recent sink holes appears to relate to a collapsed sewer which has been

reinstated.

INFRASTRUCTURE AND DEVELOPER CONTRIBUTIONS

Mitigation in respect of the impact of the proposed development on recreational facilities, Dorset Heathlands and Poole Harbour Special Protection Areas and strategic transport infrastructure is provided for by the Community Infrastructure Levy (CIL) Charging Schedule adopted by the Council on 18th September 2012. In accordance with CIL Regulation 28 (1) the Adopted Charging Schedule which came into effect in Poole on 2nd January 2013 confirms that all planning applications for residential dwellings are CIL liable development and now required to pay CIL in accordance with the rates set out in the Council’s Charging Schedule. The Borough of Poole’s adopted Regulation 123 List of Infrastructure confirms that the infrastructure projects required to mitigate development’s impact on recreational facilities, Dorset Heathlands and Poole Harbour Special Protection Areas and strategic transport infrastructure will be provided for by CIL instead of (and not in addition to) Planning obligations secured through S106 of the Town and Country Planning Act. The proposal therefore accords with Core Strategy Policies PCS15, PCS28, PCS 36 and PCS37, DPD Policies DM9, IN1 and IN2 and Dorset Heathlands SPD.

In addition, a new planning contribution also came into effect 8th April 2015. The site is beyond 400 metres of Heathland SSSI, but within 5km and as such, the proposal additional net increase in dwellings may be acceptable subject to appropriate mitigation of impact upon heathlands. The contribution will be taken from all qualifying residential development to fund Strategic Access Management and Monitoring as part of the Dorset Heathland Planning Framework, the overarching strategy for managing the adverse effects of development upon the internationally important Dorset Heathlands. The charge is based on the cost of delivering SAMM in Poole and is £242 per additional flat + admin fee. This proposal requires such a contribution and would be payable either through a Unilateral Undertaking or Section 111 agreement. The required contribution of £1452 + admin fee has not been secured.

FINANCIAL CONSIDERATIONS

If this development is granted permission and the flats built, the Council would receive £8,634 in each of the following six years from the completion of the dwellings, a total of £51,804 in Government grant under the New Homes Bonus. This application currently falls into CIL Zone A, which at present has a CIL chargeable rate of £150 per sqm of chargeable residential floor space. The chargeable residential floor space for this development will be calculated against this rate and indexed against the BCIS All-in Tender Price Index. The precise CIL liability in relation to this application will be confirmed in the CIL Regulation 65 Liability Notice which will be issued as soon as practicable after the day on which a planning permission first permits development.

Local financial considerations are material to the decision on this application. It is a matter for the decision maker to conclude how much weight should be attached to those considerations.

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The planning merits of the scheme stand alone, and whilst financial considerations are of obvious benefit to the Council, those considerations are not of such significance to outweigh any harm identified. The scheme should be refused in any event.

CONCLUSION

The proposed development would result in flats in an area which is not characterised predominantly by flats contrary to Policy PCS05 of the adopted Poole Core Strategy 2009 and is therefore recommended for refusal.

RECOMMENDATIONIt is therefore recommended that this application be Refused for the following reasons:

Reasons

1. RR000 (Non Standard Reason)The proposed development would result in flats in an area which is not characterised predominantly by flats contrary to the provisions of Policy PCS05 of the adopted Poole Core Strategy 2009.

2. RR001 (SAMM)The application site is within 5Km of a Site of Specific Interest (SSSI). This SSSI is also part of the designated Dorset Heathlands SPA (Special Protection Area) and Ramsar site, and is also part of the Dorset Heaths SAC (Special Area of Conservation). The proximity of these European sites (SPA and SAC) means that determination of the application should be undertaken with regard to the requirements of the Habitat Regulations 2010.

If the Council had been minded to grant Planning Permission in all other respects it would have to carry out an appropriate assessment in accordance with the advice and procedure set out broadly in Circular 06/2005. The applicant has failed to demonstrate in accordance with the Habitat Regulations that the proposals will cause no harm to the SPA and SAC heathland. It is clear, on the basis of advice from Natural England that, notwithstanding the CIL contribution, no avoidance or mitigation of adverse effects through Strategic Access Management and Monitoring (SAMM) has been secured. In the absence of any form of acceptable mitigation it is likely to have an adverse effect on the heathland special features including those which are SPA and SAC features. Having regard to the Waddenzee judgement (ECJ case C-127/02) the Council is not in a position to be convinced that there is no reasonable scientific doubt to the contrary. For these reasons, and without needing to conclude the appropriate assessment, the proposal is considered contrary to the recommendations of the Berne Convention Standing Committee on urban development adjacent to the Dorset Heathlands, and Policies PCS28 of the Poole Core Strategy 2009, Policy DM9 of the Site Specific Allocations and Development Management Policies (April 2012), and the National Planning Policy Framework (Adopted March 2012).

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Informative Notes

1. IN76 (List of Plans Refused)

2. IN73 (Working with applicants: Refusal)

3. IN80 (SAMM Refusal)

4. IN75 (Community Infrastructure Levy - Refusal)

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ITEM NO 03APPLICATION NO. APP/16/01062/FAPPLICATION TYPE FullSITE ADDRESS Poole Town Football Club, School Lane, Poole, BH15

3JR

PROPOSALS Variation of Conditions no. 2 and 6 of ref:14/00442/F to retain use and buildings for a further 3 years and amend the list of approved plans to alter the site layout and incorporate a 'boardroom' building.

REGISTERED 28 July, 2016APPLICANT Mr ReevesAGENT Hollington Architects

WARD Poole TownOakdale

CASE OFFICER James Gilfillan

INTRODUCTIONThis application is brought before committee because of the planning history of the application site.


THE PROPOSAL Variation of Condition no's 2 and 6 of ref:14/00442/F to retain the use and buildings for a further 3 years and amend the list of approved plans to alter the site layout.

MAIN ISSUESThe principal issues for consideration in this case relate to the reason for the conditions, changes in circumstances or policies.

SITE DESCRIPTIONThe site is at the west end of the playing fields associated with Oakdale Junior School, adjacent to Stanley Green Road. The majority of the ancillary buildings are to the south of the site backing onto properties on Tatnam Road. The others enclose the pitch, which is already used by Poole Town Football Club (PTFC).

The structures are already in situ and consist of a variety of small single storey buildings providing meeting rooms; welfare facilities; changing rooms; and stands.

Vehicle access is from the end of Well Lane, but only for maintenance or emergency purposes.

The site is close to Tatnam Farmhouse, which is a Grade II listed building.

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The site is at risk of flooding from Holes Bay in the future.

RELEVANT PLANNING HISTORYNumerous applications approved since 2000 for a variety of buildings and structures as the club have progressed through the leagues and the requirements for facilities has increased.

2012: Erect a portable covered Arena Grand Stand. Approved (APP/12/00043/F). This consent was subject to a condition to allow temporary consent for 2 years.

2013: Erect new north stand and club room to include security fencing and gates. Relocate tea hut and beer store. New turnstiles and toilet block. Approved (APP/13/00619/F).

The permission was subject to several conditions which included limiting the use of the club room, and restricting the use and the retention of the structures to be only by Poole Town Football Club and limiting their retention until 12 September 2016.

2014: Erect new clubroom to include security fences, gates, relocated tea hut, relocated boardroom, new turnstiles and toilets was Approved (APP/14/00442).

This permission included the same restrictions on occupation and timescales as the 2013 consent.

PRE-APPLICATION ADVICEInformal regarding the need for the renewed consent, advice was given about the range of information to be submitted to support the application.

COMMUNITY CONSULTATIONNone

CONSULTATIONSThe Head of Transportation: Recognises that the club is managing the existing parking requirements successfully, but objects to the lack of certainty regarding the parking options and the lack of reasonable alternatives in the event attendances grow towards the ground's capacity of 3000 fans.

Sport England: No objection due to the compatibility of the use with the playing fields.

REPRESENTATIONSThe following letters of representation have been received:

3 objecting to the nuisance and disturbance to residential amenity, highway safety and loss of school playing fields.

20 in support of the application because of the benefit of having a successful football team and the need to support such a community asset.

The Head of School Governors at Oakdale Junior School objects to 'portaloo' facilities on

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the school grounds due to the risk posed to the health of staff and students; the siting of the Board room resulting in the loss of playing field space; and because of safeguarding and supervision problems.

The Society of Poole Men object to the continued loss of school playing field space, that should be prioritised for education and schooling purposes, especially with the lack of attempts by the club to find a permanent solution, and the impact on highway safety.


POLICY AND GUIDANCE

STRATEGIC CONTEXTNational Planning Policy Framework (Adopted March 2012)


Poole Core Strategy (2009)PCS15 Access and MovementPCS23 Local DistinctivenessPCS26 Delivering Locally Distinctive, Self-Reliant PlacesPCS34 Flood Risk

Site Specific Allocations & Development Management Policies DPD (2012)DM1 DesignDM2 Heritage AssetsDM7 Accessibility and SafetyDM8 Demand ManagementDM9 Green Infrastructure and Biodiversity

PLANNING JUDGEMENTThe application seeks to vary conditions on the 2014 consent to retain the existing buildings, beyond the 12th September 2016, and vary the list of approved plans, allowing the layout of buildings on the site to be changed.

Condition No.2 of the 2014 consent stated:

The use hereby permitted and retention of the structures hereby approved shall be carried on only by Poole Town Football Club and shall be limited to the period from the date of this decision to the 12 September 2016, or the period during which the premises are occupied by Poole Town Football Club, whichever is the shorter. Within one month of the cessation of use, all buildings and structures, materials and equipment erected on the site in connection with the use of the site as a football club shall be removed and the previous use as open space restored.

Reason - In order to preserve the visual amenities of the site and adjoining Grade II Listed

Building and to ensure the removal of the buildings within a reasonable time period and in accordance with policy PCS23 of the Poole Core Strategy adopted 2009 and

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Policy DM2 of the Poole Site Specific Allocations and Development Management policies adopted 2012.

This application has been made by Poole Town FC, who seek to continue occupation of the site and use of the buildings and site for their purpose, complying with the first part of the condition.

The condition was carried over from the 2013 consent, and related to the clubroom, changing and welfare facilities, that were originally proposed to be of a temporary modular style building, less robust and unlikely to preserve the setting for the adjacent listed building.

The structures built are not the modular units initially approved and are sufficiently robust that their general integrity and appearance would be sufficiently resilient to preserve the setting of the adjacent listed Tatnam Farmhouse, albeit that because of the respective layouts and arrangement it is difficult to view the two sites in the context of each other.

The applicant has requested the consent be extended for a further 3 years and, based on the reason for the temporary consent given in 2014, there is no justification to deny this request.

Whilst the temporary consent was given due to the type of buildings and their visual relationship to heritage assets adjacent to the site, the parking impact of the development is a much more significant factor more likely to cause problems. The club have identified a range of local sites where they have the agreement of the landowner to use land for match day parking, including Oakdale Junior school car park; businesses along Stanley Green Road; and the Stadium, where there is an option for additional coach parking should it be necessary. Whilst all of these sites are beyond the control of the applicant, written evidence has been provided demonstrating sufficient certainty that these options would remain available.

It is clear from average attendances for PTFC and the other clubs in their current league, that the ground is highly unlikely to reach its 3000 capacity and allowing this application would not result in significant increases in attendances and certainly not regularly. However any promotion the club might achieve would put them into leagues with larger clubs and bigger average attendances.

The applicant has indicated that further infrastructure and facilities would have to be provided at the ground in order to secure promotion to the league above the current position. At that time their ability to accommodate the travel arrangements of the potential number of fans would have to be reconsidered.

The applicant has requested a temporary consent for a further 3 years. The existing buildings are suitable for longer retention and it would be appropriate that any further consent for 3 years be linked to ensuring the club continues to improve its transport plans and minimise reliance on 3rd party land for parking and the consequences.

The request to move existing structures gives rise to no new impacts on the appearance of the site or the amenities of neighbours, than has already considered acceptable and simply seeks to improve the efficiency and management of match day operations.

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A new 'boardroom' is proposed alongside the existing main stand. This small single-storey building would not be readily visible from outside the ground and would preserve the appearance of the area.

Where appropriate, the other conditions from permission 14/00442 would remain valid and compliance a requirement of a lawful permission. INFRASTRUCTURE AND DEVELOPER CONTRIBUTIONSNone

FINANCIAL CONSIDERATIONS

None

CONCLUSIONWhilst the conditions on the previous consent related to the retention of temporary buildings, those buildings are of sufficiently robust construction that such a condition would no longer be necessary to address this aspect of the proposals, however it is appropriate for the LPA to retain control over the presence of the club with these facilities on this site due to the limited control the applicant has over the parking provision it requires. The application is recommended for approval for a further temporary 3 year period.


Conditions

1. GN151 (Variation link to previous condition)Planning permission is granted for the erection of new clubroom to include security fences, gates, relocated tea hut, relocated boardroom, new turnstiles and toilets at Poole Town Football Club, School Lane in accordance with the terms of the application ref:14/00442, dated 03/06/14, without compliance with Condition No's 2 & 6 previously imposed on planning permission ref:14/00442 but subject to the other conditions imposed therein, so far as the same are still subsisting and capable of taking effect and subject to the following new condition:

2. The use hereby permitted and retention of the structures hereby approved shall be carried on only by Poole Town Football Club and shall be limited to the period from the date of this decision to the 1st October 2019, or the period during which the premises are occupied by Poole Town Football Club, whichever is the shorter. Within one month of the cessation of use, all buildings and structures, materials and equipment erected on the site in connection with the use of the site as a football club shall be removed and the previous use as open space restored.

Reason -

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Due to the uncertainty regarding the provision of parking close to the site to meet the needs of the development and in the event the club vacate the site in order to preserve the visual amenities of the site and adjoining Grade II Listed Building and to ensure the removal of the buildings within a reasonable time period and in accordance with policy PCS23 of the Poole Core Strategy 2009 and Policies DM2, DM07, DM08 and DM09 of the Poole Site Specific Allocations and Development Management policies 2012.

6. The development hereby permitted shall be carried out in accordance with the following approved plans:

Existing & Proposed Locality Plans Ref:16:73/06 Rev C received 28/07/16Proposed Site Plan Ref:12:73/108 Rev E received 07/07/16Proposed Clubroom Ref:16:46/111 received 07/07/16Proposed Outbuildings Ref:12:73/118 Rev A received 07/07/16

Reason:For the avoidance of doubt and in the interests of proper planning.

Informative Notes


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ITEM NO 04APPLICATION NO. APP/16/01159/FAPPLICATION TYPE HouseholderSITE ADDRESS 61 Orchard Avenue, Poole, BH14 8AH

PROPOSALS Erect side and rear extension, raise ridge height and convert loft space to include balconies, roof lights and dormer. (Revised scheme)

REGISTERED 26 July, 2016APPLICANT Mr & Mrs GovierAGENT A B Design (Poole) Ltd

WARD Parkstone


INTRODUCTIONThis application is brought before the committee at the request of Cllr. Challinor because of concerns about potential overlooking of neighbouring property and the planning history of the site.


THE PROPOSAL Erect side and rear extension, raise ridge height and convert loft space to include balconies, roof lights and dormer. (Revised scheme).

MAIN ISSUES

The principal issues for consideration in this case relate to:

the character and appearance of the application property and the streetscene; the amenities of neighbours and occupants.

SITE DESCRIPTION

The application property is a detached, 2.5 storey house on the south east side of Orchard Avenue. The house is elevated approximately 1.5m. above street level and has painted, pebble-dashed walls with a brick plinth and a hipped, tiled roof. An attached garage on the west side has a flat-roof with a hipped skirt to the front. A sloped driveway provides off-street parking for two cars. To the rear there is a single-storey, flat-roofed extension which spans the width of the dwelling and the garage has also been extended to provide a garden room. The large rear garden is bounded by a hedge approximately 1.8m high and the side wall of the garage/ garden room forms part of the boundary with

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No.63 to the west.

Surrounding development is residential and predominantly comprises detached, 2 and 2.5 storey houses with hipped roofs. The application property is one of a group of six houses of a similar age; scale; building line; elevated position; and appearance with bay windows and steep hipped roofs. These houses are mostly separated by attached garages / driveways, however No.55 has accommodation above the garage and spans much of the width of the site. No.59 to the east has a prominent box dormer on the side elevation facing towards the application site.

There is greater variety beyond this group of dwellings and on the northern side the road in terms of form; height; building lines; materials; and the grain of development. In the wider area there is an even greater variety with a number of enlarged and remodelled dwellings in Orchard Avenue and Twemlow Avenue of more contemporary appearance, including balconies fronting onto the street.


June 2016: Erect extensions to side and rear of existing 2 1/2 storey house. Refused due to loss of light and the overbearing and oppressive impact on the occupants of No.63 Orchard Avenue. This decision is currently the subject of an appeal.(APP/16/00491/F)


None.

CONSULTATIONS

Network Rail: No objection. Standard Requirements for the safe operation of the railway and the protection of Network Rail's land are referred to.

REPRESENTATIONS

Comments from neighbouring residents state that the proposal is an improvement on the previously refused scheme as it would be stepped in to reduce the overbearing impact; increase light to windows; be more proportionate; and be more in keeping with the appearance of the building. The following concerns remain:

The inclusion of windows on the west elevation where there are currently none, giving rise to noise; disturbance; and mutual overlooking. If side windows are acceptable, they should be obscure glazed.

Overlooking from part of the balcony which would have no side screen. Reducing the depth of the balcony would address this.


POLICY AND GUIDANCE

STRATEGIC CONTEXT


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LOCAL CONTEXT

The following policies are listed as applying to this application:

Poole Core Strategy (Adopted February 2009)

PCS23 Local Distinctiveness

Poole Site Specific Allocations & Development Management Policies DPD (Adopted April 2012)

Development Management Policies:

DM1 Design

PLANNING JUDGEMENT

The proposed development is a revision of a recently refused scheme. The key changes are as follows:

a recessed balcony has been added to the front gable at second floor level; a dormer window to the front has been replaced with rooflights; a rear dormer and balcony have been replaced with a full width terrace; the depth of the first and second floor rear extensions have been reduced by

approximately 750mm; the side extension has been stepped in from the boundary with No.63 by

approximately 1m along its entire length at first floor level; the height of the main ridge has been reduced by 200mm.; and windows on the west side elevation have been omitted or obscure glazed.

Character and appearance of the application property and the streetscene

The character and appearance of the previous scheme did not form part of the reason for which planning permission was refused. The contemporary appearance of the scheme, including a large window and timber cladding to the front gable, was recognised as potentially more prominent in the street scene, but the scheme was considered as preserving the character and appearance of the area given the variety in the form; grain; materials; and height of surrounding development in Orchard Avenue.

The development now proposed would be more sympathetic to the character and appearance of the streetscene since its height; width; and consequently bulk, have been reduced. The second floor terrace to the front elevation would be recessed within the gable and would not be intrusive or otherwise harmful to the streetscene or character of Orchard Avenue.

The proposed rear balcony and associated roof form would not be wholly in keeping with the dwelling, however, it would not be seen in the streetscene and as such would not be visually intrusive or otherwise harm the character of the area such as to warrant refusal.

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Impact on neighbouring and residential amenity

There is path along the eastern side of No.63 and there are three windows on its north east elevation. These are a ground-floor clear glazed window serving the kitchen; a ground-floor obscure glazed window serving a bathroom/ utility; and a first-floor, obscure glazed bathroom window. The view from the kitchen window is already largely obscured by the side wall of the single-storey garage at No.61. The kitchen also has glazed double doors onto the garden and the utility room has another window.

The ground floor of the proposed development would be approximately 1.4m from the side elevation of No.63 at its closest point, as is the case with the existing garage. The first floor of the proposed development would be set back from this by 1m. along its entire length whereas, in the case of the previous application only, only part was set back. Its hipped roof would slope away from the boundary. The rear extensions have also been reduced in depth by 750mm. The path at the side of No.63 is already a shaded narrow area and whilst this would be exacerbated by the increase in height adjacent to the boundary, this would not result in material harm to neighbouring amenity as the path provides access to the rear garden and is not an amenity space. Having regard to the existing outlook from No.63; the function of the rooms served by these windows; and the presence of additional windows or doors in these rooms, the reduced depth and width are sufficient to address the previous reason for refusal, namely, an overbearing and oppressive impact and loss of light to the occupants of No.63. The occupants of this property no longer object to this aspect of the development.

The proposed development would be no closer to the No.59 to the north east than previously proposed. The neighbouring properties have large south east facing rear gardens. Given the 7m. separation between the two side elevations and the orientation of the site, the proposed development would not constitute overdevelopment; be overbearing; or result in overshadowing which would be harmful to the amenities of the occupants of No.59.

There is mutual overlooking of rear gardens from first and second floor windows including box dormers on the side and rear elevations of No.59. The extent of the proposed rear terrace and the nature of the associated room would potentially give rise to increased and more prolonged overlooking of the neighbouring gardens. The use of obscure glazed 1.7m. high screens to the sides and the position of the rear building line further into the site would nevertheless prevent direct views over patio areas to the rear of nos.63 and 59. Taking these points and the extensive rear gardens into account, the rear terrace would not result in material harm to the amenities of adjacent homes by reason of overlooking.

First floor windows on the side facing no.59 would be obscure glazed. All windows on the side facing No.63 would be obscure glazed. Although obscure glazing of high level and ground floor windows is unnecessary, the applicant still wishes to use it. These windows would all be secondary windows or serve bathrooms and would therefore not result in harm to residential amenity. Highway safety and parking

The proposed integral garage would retain a usable parking space in addition to two off-

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street parking spaces on the driveway. This accords with the Council’s parking standards which require two spaces for a dwelling of the proposed size.

Further issues

Encroachment by any fascia or soffits over a neighbouring property would be a civil matter. There is no expectation from the submitted plans that this would occur.

CONCLUSION

The proposed development would not result in material harm to the character and appearance of the application property or the streetscene, or result in material overlooking, overbearing or overshadowing of neighbouring properties. It is therefore recommended for approval.


Conditions



3. GN030 (Sample of Materials)

4. GN090 (Obscure Glazing of Window(s))Both in the first instance and upon all subsequent occasions, the second floor roof lights on the south west side elevation of the development hereby approved shall be a minimum of 1.7m above adjoining finished floor level or shall be obscure glazed and fixed / hung in such a way as to prevent the effect of obscure glazing being negated by reason of opening.

Reason: To protect the amenity and privacy of the adjoining properties in accordance with Policy DM1(v) of the Poole Site Specific Allocations & Development Management Policies (adopted 2012).

5. GN090 (Obscure Glazing of Window(s))Both in the first instance and upon all subsequent occasions, the north-east facing first floor windows to the 'master bedroom' and 'en-suite', on the approved Proposed Extensions and Alterations Floor Plans and Elevations Drawing No. 015/040/01 Rev Q received 24th August 2016, shall be obscure glazed and fixed/ hung in such a way as to prevent the effect of obscure glazing being negated by reason of opening.

Reason -To protect the amenity and privacy of the adjoining properties and in accordance with Policy DM1(v) of the Site Specific Allocations & Development Management Policies (April 2012).

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6. GN100 (No Further Windows in Specified Elevation)Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 2015 and the Town and Country Planning Act 1990 or any subsequent re-enactments thereof, no further first or second floor windows or doors (other than those expressly authorised by this permission) shall be constructed in the north-east or south-west side elevations (including the roof and walls) of the development hereby permitted.

Reason -To avoid loss of privacy to adjoining properties and in the interests of visual amenity in accordance with Policy DM1(v) of the Site Specific Allocations & Development Management Policies (April 2012).

7. GN080 (Screening to Balcony)

Informative Notes


2. IN52 (Works Affecting Adjoining Land)It is noted that the foundations and eaves guttering of the extension hereby approved closely abut your neighbour's land. This planning permission does not convey the right to enter land or to carry out works affecting or crossing the boundary with land which is not within your control without your neighbour's consent. This is, however, a civil matter and this planning consent is granted without prejudice to this.

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ITEM NO 05APPLICATION NO. APP/16/01131/FAPPLICATION TYPE HouseholderSITE ADDRESS 1 Oakley Road, Wimborne, BH21 1QJ

PROPOSALS Demolish existing side extension and erect new 2 storey side and rear extensions

REGISTERED 18 July, 2016APPLICANT Mr PattersonAGENT Case Designs

WARD Merley & Bearwood

CASE OFFICER Caroline Palmer

INTRODUCTIONThis application is brought before committee at the request of Councillor Mrs. Newell because of residents' concerns.


THE PROPOSAL Demolish existing side extension and erect new 2 storey side and rear extensions MAIN ISSUES

The principal issues for consideration in this case relate to: The impact on the character of the area. The impact on the amenities.

SITE DESCRIPTION A semi-detached house located in a residential area and occupying a corner plot, the existing building is wider than others in the street scene, which results in it having a different character. RELEVANT PLANNING HISTORY No relevant history on the application site. 1A Oakley Road 2014: Lawful Development Certificate (CLEUD) for internal and external alterations to incorporate ground floor accommodation to flat. Approved (APP/14/01203/J)

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None. CONSULTATIONS

None. REPRESENTATIONS

Representations have been received which raise the following concerns:

safeguarding of the existing boundary hedge. impact on the privacy of neighbouring properties. impact on car parking. The size of the proposed extension. Disturbance during the building operations.

PLANNING CONSIDERATIONS POLICY AND GUIDANCE STRATEGIC CONTEXT National Planning Policy Framework (Adopted March 2012) LOCAL CONTEXT The following policies are listed as applying to this application. Poole Core Strategy (Adopted February 2009) PCS23 Local Distinctiveness Poole Site Specific Allocations & Development Management Policies DPD (Adopted April 2012) Development Management Policies:

DM1 Design PLANNING JUDGEMENT

The impact on the character of the area

The proposed extension has been designed to have a lower ridge height than the existing house and the proposed footprint of the extension would be set back from the front of the existing house. This would result in the proposed extension appearing subservient to the existing house. The scale, design and appearance of the proposed extension would preserve the character of the street scene.

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The impact on the amenities of neighbouring properties

The proposed extension would be sufficient distance from all neighbouring properties and has been designed in such a way so as to ensure that it would cause no material harm to the light, outlook or privacy currently enjoyed by the occupiers of any adjacent home.

As the application is for an extension of a house that already has in excess of 5 rooms, no additional car parking provision would be necessary.

The proposed scheme does not either propose or require the removal of the existing boundary hedge which is not in any case subject to any restriction on its removal, irrespective of the current proposals.

CONCLUSION For the reasons given in the Planning Judgement above, the proposals would comply with the provisions of the relevant policies in the Core Strategy and the Site Specific Allocations & Development Management Policies DPD.


Conditions


2. GN050 (Matching Materials)


Informative Notes


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ITEM NO 06APPLICATION NO. APP/16/01052/FAPPLICATION TYPE HouseholderSITE ADDRESS 56 Springdale Avenue, Broadstone, BH18 9EX

PROPOSALS Erect ground floor extension to side to comprise garage and increased living accommodation. Construct new roof including front and rear gables and form habitable accommodation at first floor with rear extension.

REGISTERED 22 July, 2016APPLICANT Mr FuocoAGENT David Wright Architectural Design

WARD Broadstone

CASE OFFICER Julie Shearing

INTRODUCTIONThis application is brought before committee at the request of Cllr Brooke and Cllr Newell because of concerns about impact on neighbours.


THE PROPOSALErect ground floor extension to side to comprise garage and increased living accommodation. Construct new roof including front and rear gables and form habitable accommodation at first floor with rear extension.

MAIN ISSUEThe principal issues for consideration in this case relate to the affect on neighbouring residential privacy and amenity the impact on the streetscene and character of the area

SITE DESCRIPTIONThe application site is a bungalow with off-road parking. This part of Springdale Avenue is a cul-de-sac of 6 dwellings, mainly bungalows but with a two-storey house at No 50. The wider streetscene of Springdale Avenue has a number of properties where the roofs have been raised to provide accommodation at first-floor level.

RELEVANT PLANNING HISTORY: None relevant to the application site.

PRE-APPLICATION ADVICE: None sought.

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REPRESENTATIONSSeveral letters of objection have been received in which the following concerns are raised: loss of privacy ; will be an imposing; out of scale; and overbearing structure; will be a visual intrusion not in keeping with other properties in the cul de sac; the existing outbuilding should have to be removed after work is completed.

PLANNING CONSIDERATIONSPOLICY AND GUIDANCE


The following policies are listed as applying to this application.

Poole Core Strategy (Adopted February 2009)PCS23 Local Distinctiveness Poole Site Specific Allocations & Development Management Policies DPD (2012)DM1 Design PLANNING JUDGEMENTThe proposals would create a chalet bungalow with accommodation at first floor level. This would be noticeable in the streetscene but would incorporate materials that would match the existing property and would not adversely affect the character and appearance on the area. Other properties in Springdale Avenue have similar extensions and these form part of the existing character of the area.

54 Springdale Avenue currently has no first-floor accommodation. The outlook from four velux windows in the east elevation, which would serve bedrooms and a bathroom, would be towards the roof of no 54. The velux window to 'bedroom 1' would have a raised cill height and would not give rise to any significant overlooking of the rear garden of no. 54. Adjacent houses in Abbotsbury Road are elevated relative to no. 56 and have rear gardens in excess of 20m. long. In addition to the separation distance mature planting in adjacent gardens would reduce the visual impact of the proposed larger roof. It would nevertheless be appropriate to require the obscure glazing of the first floor stairway and en-suite velux windows in the roofslope facing no. 26 Abbotsbury Road to preserve the privacy of the occupiers. The raised cill height of the secondary velux window to 'bedroom 1' would prevent significant overlooking of adjacent homes. Other velux windows in this roofslope would serve a ground floor lounge. There would be some increased overlooking from the first-floor windows at the front and rear of the property, but the separation distance to no. 58 opposite and to no. 1 Anvil Crescent at the rear together with the oblique views into other adjacent gardens would all be such that there would be no material harm to the amenities of any adjacent residents by reason of overlooking. The proposal would not give rise to any significant loss of light to any neighbouring properties nor would it be overbearing.

Adequate off road parking provision to meet current guidelines would be retained.

There are no protected trees on site. It is likely that a leylandii, within the application site would be removed to facilitate the extension; however this tree is not of sufficient quality to

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be protected by a Tree Preservation Order and its removal would not be harmful to the character of the area.

CONCLUSIONThe proposal would enhance the character of the area and residential privacy and amenity can be preserved by condition.


Conditions


2. GN050 (Matching Materials)

3. GN090 (Obscure Glazing of Window(s))Both in the first instance and upon all subsequent occasions, the first floor windows serving the stairwell, and ensuite on the approved plan on the elevation facing properties in Abbotsbury Road shall be glazed with obscure glass in a form sufficient to prevent external views and shall either be a fixed light or hung in such a way as to prevent the effect of obscure glazing being negated by reason of opening.

Reason -To protect the amenity and privacy of the adjoining properties and in accordance with Policy DM1(v) of the Site Specific Allocations & Development Management Policies (April 2012).

Informative Notes


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ITEM NO 07APPLICATION NO. APP/16/01130/FAPPLICATION TYPE HouseholderSITE ADDRESS 7A Salterns Road, Poole, BH14 8BJ

PROPOSALS Elevational remodelREGISTERED 18 July, 2016APPLICANT Mrs WilcoxAGENT BeMa Architects

WARD Parkstone

CONSERVATION AREA Ashley Cross

CASE OFFICER Monika Kwiatkowska

INTRODUCTIONThis application is brought before committee because the application site is the home of a Borough of Poole Service Head.


THE PROPOSAL Elevational remodel

MAIN ISSUES

The principal issues for consideration in this case relate to

Impact on the character and appearance of the Ashley Cross Conservation Area Impact on the neighbouring amenity Impact on parking

SITE DESCRIPTIONThe application site is in the Ashley Cross Conservation Area and is occupied by a detached 2-storey house with a garage to the side. The frontage of the site is laid to tarmac and provides parking for 2 cars. The rear of the site abuts a public car park.

The site is close to the Parkstone Library building at the junction of Britannia Road and Salterns Road, which is locally listed as a Local Heritage Asset.


2014: Alterations to an existing porch and replacement windows at 9 Salterns Road.

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Approved (APP/14/00671/F)


2016: Pre-application advice was sought for elevational remodeling including changes to the existing bay window; replacement windows; and alterations to the side porch (PREA/16/00100). The following advice was given:

Whilst the principle of elevational changes has merit, however, at this time I am unable to support the scheme in its current form, as the proposal would not respect the character and appearance of the streetscene by reason of the proposed materials and consequently it would negatively impact the setting of the Ashley Cross Conservation Area. The contemporary design of the proposal would be acceptable; however a choice of materials more in keeping with the location of the application site would be more appropriate.

CONSULTATIONS

None

REPRESENTATIONS

Representations have been received about whether access to the neighbouring property would be required to facilitate the proposed alterations.


POLICY AND GUIDANCE

STRATEGIC CONTEXT

National Planning Policy Framework (Adopted March 2012)Requiring Good Design

LOCAL CONTEXT

The following policies are listed as applying to this application.

Poole Core Strategy (Adopted February 2009)PCS23 Local Distinctiveness

Poole Site Specific Allocations and Development Management Policies DPD (Adopted April 2012)DM1 DesignDM2 Heritage AssetsDM8 Demand Management

Parking and Highway Layout in Development SPD (Adopted July 2011)

Ashley Cross Conservation Area, Character Appraisal and Management Plan,

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Supplementary Planning Document (adopted 2011) PLANNING JUDGEMENT

Impact on the character and appearance of the Ashley Cross Conservation Area:The application site is in the Ashley Cross Conservation Area opposite Parkstone Library, which is a locally listed building. The houses on Salterns Road mainly date from the Victorian era and are predominantly constructed of red brick and render under slate roofs.

No 7A Salterns Road is identified as a tradeable feature in the Ashley Cross Conservation Area Character Appraisal and Management Plan SPD. The removal (or alteration) of such buildings is potentially acceptable provided that this enhances or better reveals the significance of the Conservation Area. The proposed principal elevation would incorporate a replacement ground floor 'bay window'; would be mostly rendered; and would incorporate timber cladding to the front and side elevations. Timber cladding would also be incorporated into the front elevation of the remodelled porch to the side of the house and the side elevations of the house would be rendered to reflect the appearance of the front elevation.

The National Planning Policy Framework states that pursuing sustainable development involves seeking positive improvements in the quality of the built, natural and historic environment. Development should respond to local character and history, and reflect the identity of local surroundings and materials, while not preventing or discouraging appropriate innovation. There are other examples of contemporary design and timber cladding present in the wider area, particularly on Britannia Road. As such, whilst the proposed use of timber cladding would not reflect the principal character of the Conservation Area, it would not be wholly uncharacteristic in the streetscene and would preserve the existing character of the street; the Conservation Area; and the setting of the nearby locally listed building.

Impact on the neighbouring amenity:The proposals would not give rise to any overlooking; overbearing; or overshadowing that would cause any material harm to the amenities of any neighbours.

Impact on parking:The proposal would retain the existing garage and the off-road parking provision on site.

CONCLUSION

The proposed development is recommended for approval. RECOMMENDATIONIt is therefore recommended that this application be Granted with Conditions subject to the following:

Conditions


2. GN030 (Sample of Materials)

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Informative Notes


2. IN52 (Works Affecting Adjoining Land)It is noted that the alterations hereby approved closely abut your neighbour's land. This planning permission does not convey the right to enter land or to carry out works affecting or crossing the boundary with land which is not within your control without your neighbour's consent. This is, however, a civil matter and this planning consent is granted without prejudice to this.

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ITEM NO 08APPLICATION NO. APP/16/01213/FAPPLICATION TYPE HouseholderSITE ADDRESS 49 Sopers Lane, Poole, BH17 7EW

PROPOSALS Erection of a log cabin summerhouse to the rear of the property and removal of two sheds.

REGISTERED 5 August, 2016APPLICANT Mrs RowledgeAGENT Summer Garden Buildings

WARD Creekmoor


INTRODUCTIONThis application is brought before the committee as the application site is adjacent to a Councillor's home.


THE PROPOSAL Erection of a log cabin summerhouse to the rear of the property and removal of two sheds.

MAIN ISSUES

The key planning issues in this case relate to the impact on visual amenity; neighbouring amenity; and trees.

SITE DESCRIPTION

The application property is a semi-detached, two-storey house on the south side of Sopers Lane adjacent to the entrance to Parkstone Grammar School. The area is otherwise wholly residential in character.

The house has off-street parking to the front and a 40m. long rear garden which is enclosed by a high timber fence. There are currently two small sheds at the southern end of the garden. Mature trees in the grounds of the Grammar School beyond the application site boundary are not included in any TPO.


2013: Two Storey Side Extension and Single Storey Rear Extension. Approved and implemented (APP/13/00676/F)

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None.

CONSULTATIONS

None.

REPRESENTATIONS

Representation from Cllr. Mrs. Tomlin stating that she has no objection to the proposed development and has had no adverse comments from local residents.


POLICY AND GUIDANCE

STRATEGIC CONTEXTNational Planning Policy Framework (Adopted March 2012)


Poole Core Strategy (Adopted February 2009)PCS23 Local Distinctiveness

Site Specific Allocations & Development Management Policies DPD (2012)DM1 Design

PLANNING JUDGEMENT

The proposed development involves the erection of a 'log cabin' style summerhouse in the rear garden in place of two existing sheds. The summerhouse would be used by the applicant's children as a recreation space / 'den'. It is not intended to provide seperate accommodation. Although relatively large, the proposed summerhouse would be subservient to the dwelling and would not materially reduce the available garden space. It would not be visible in the streetscene and, from the school grounds, would be largely screened by the high fence surrounding the garden. It would not be overbearing to any adjacent resident nor would it result in material overlooking or overshadowing to the neighbouring residents given its height and siting at the end of a long rear garden. The proposed development would not therefore have any material impact on visual and neighbouring amenities.

There are three mature but unprotected trees beyond the southern boundary fence close to the proposed summerhouse. There is an existing concrete slab at the southern end of the garden which would be extended northwards into the garden and used as the base for the summerhouse. The proposal would not therefore have any adverse effect on the wellbeing or future retention of these trees.

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CONCLUSION

The proposed development complies with the relevant policies of the Core Strategy and the Development Management DPD. The application is therefore recommended for approval.


Conditions



3. AA01 (Non standard Condition)The summerhouse hereby permitted shall be used solely for purposes incidental to the enjoyment of the dwelling house as such, other than that it shall not at any time be used as habitable accommodation.

Reason -To protect the amenities of the occupiers of adjacent homes in accordance with the provisions of policy DM1(v) of the Poole Site Specific Allocations and Development Management policies adopted 2012.

Informative Notes


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