BCP Council (Poole): Matt Annen, a director of the firm is delighted to announce the long-awaited planning approval for the demolition of an existing care home and the erection of a brand new, state-of-the-art 98-bed care facility with semi-basement parking at Eagles Mount in Poole. This striking development designed by Marlow Architects boasts a highly contemporary design and will rise from 5 storeys on the front up to 7 storeys at the rear (stepping down Birds Hill) providing stunning panoramic views of Poole Harbour from the top floor — a truly impressive setting for future residents.
In arriving at their favourable recommendation and commenting on the notable increased scale the planning and conservation officers concluded;
“Whilst the majority of the neighbouring buildings are no larger than four storeys, given the ground levels and sloping topography of Longfleet Road, the proposed height would remain comparable with various buildings along the skyline. The proposed design of the fifth floor, set back from the elevation prominence together with the orientation of the building and visibility from street level would help reduce the increased bulk and mass of the building with the fifth floor appear as an adjunct to the main building which would not compete or overwhelm the overall scale, mass or form of the building. The proposed scale, bulk, mass and design of the building would not compete or overwhelm with the adjacent listed building, and it is considered that this current proposal would preserve the setting of the designated heritage asset of St. Marys Church, which is a landmark structure.
Another key consideration which we robustly addressed with firm negotiation was the impact on surrounding residential amenity. The proposed building being 6 storeys above a semi-basement resulted in a significant increase in the number of windows that would allow views towards the neighbouring residential properties. Whilst a degree of mutual overlooking already exists from the existing care home it was acknowledged that the proposal may allow some additional views down into the neighbouring gardens to the rear due to the increased storey heights proposed. Importantly the communal balcony would be separated from the shared boundary by 23m and that any views into the outdoor garden spaces from new windows/balcony would be a farsighted view not likely to be materially harmful to the occupier of these neighbouring properties. As such the planning officer concluded that “this was not considered to cause materially harmful overlooking beyond that already experienced. Therefore, it is not considered that this proposal would give rise to a material loss of privacy due to additional overlooking and perceived overlooking”.
This planning journey was far from straightforward. Despite the frustratingly lengthy 9 month process, we remained resolute, engaging in constant negotiation and firm rebuttal with the Council’s planning officer to push this project over the line. A big win for our client, for Poole, and for high-quality care provision on the south coast.
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