BCP Council (Poole): Matt is delighted to have recently secured planning permission for the demolition of an existing building and erection of a highly contemporary building consisting of 9 apartments overlooking Poole Harbour and beautifully designed by Marlow Architects. for clients Pierfront Developments Ltd.
The site had a fairly extensive planning history which included permissions in 2014 and 2016 for replacements blocks of 8 flats both consents had subsequently expired. Previous to our involvement the most recent scheme on site was in 2021 where a scheme for 9 flats was refused.
During the planning process amended plans were requested to address alleged concerns in respect of overlooking impact on the properties to the rear as well as further justification was requested to cover the impact of the proposed scheme on a nearby locally listed building. In making her very detailed assessment (a 26 page case officer’s report), the planning officer concluded:
· The proposal would provide 7 additional residential units of accommodation on site.
· The proposed scheme would make an efficient use of the site.
· The proposal would have acceptable impacts on the prevailing character and layout of the surrounding development in the area. The scale, massing and design of the proposed development together with its external finishes, would be appropriate in the context of the surrounding built form and enable it to integrate in an acceptable manner within the street scene.
· The proposal would not result in harm to the setting of the nearby non-designated heritage asset.
· The proposal would preserve the protected shoreline views.
· The proposed development would have acceptable impacts on the amenities and privacy of the occupants of neighbouring and nearby properties, subject to conditions.
· The proposal would provide adequate living conditions for the prospective occupiers of the proposed flats.
· The proposed access and parking arrangements are acceptable and would not be detrimental to highway and pedestrian safety.
· The proposed waste collection arrangements are adequate and proportionate to the scale of the proposed scheme.
· The proposal would provide 14 no replacement trees on site, subject to conditions. · The scheme can provide an adequate level of biodiversity enhancement, secured by condition.
· The provision of 20% of the predicted energy consumption of the proposed dwellings through the use of renewable energy sources can be secured by condition.
· The proposed scheme would deliver suitable and comprehensive SUDS, subject to condition
In light of the above points the planning officer summarised by saying:
“Having recognised the collective benefits of the proposed scheme and the tilted balance approach, it is concluded that the scheme would achieve the economic, social and environmental objectives of sustainable development, in line with the adopted local policies and the provisions of the NPPF”.
The scheme was approved in just over 6 months which for a scheme of its size and complex considerations (trees, heritage impact, affordable housing and drainage etc) is about average for BCP Council in the current climate with their staffing shortages and lack of capacity.
If you have or know of a development site which you feel has not maximised its potential, why not contact us at Pure Town Planning on 01202 585524 or mail info@puretownplanning.co.uk for a confidential planning appraisal.