BCP Council (Poole): Matt Annen is pleased to have recently secured planning permission for the demolition of an existing house and garage and erection of a replacement 5000sqft replacement dwelling and garage on The Avenue near Branksome Chine in Poole. The innovative and striking architecture of this stunning dwelling was designed by Marlow Architects.
The application lies next to The Avenue Conservation Area which is characterised by large houses in high-density planting and mature landscaping, creating a sylvan residential character. There are good examples of 1920s and 1930s domestic architecture, constructed of red brick and render or harling with clay roof tiles though there are examples of modern architecture.
Development in this area is low density with substantial properties set in large well-landscaped gardens behind low brick walls or fences. The Avenue Conservation Area Appraisal states that new development or intensification needs to consider the potential impact on the appearance and character of the area and that proposals that might prejudice the character will be resisted.
The conservation officer objected to the loss of what she felt was a complementary building to the period buildings within The Avenue Conservation Area. They took issue with the three storey flat roof modern design and dark brickwork and cladding as they felt it would not respect the prevailing heights within the Avenue Conservation Area, concerned it would stand out therefore detracting attention from the period buildings within the conservation area.
Matt pointed out to the the planning officer that because the site was not in the conservation area the existing dwelling could be demolished under permitted development which was a material consideration. Also soimewhat embarrassingly for the conservation officer, Matt sent the planning officer the planning consent from the Council’s own website which confirmed that the existing building was constructed in 1995 and therefore the Conservation Officer’s assessment that it was a period building was completely flawed. We also provided the planning office with the many examples of modern architecture in the vicinity and the many examples of 3 storey dwellings and noted that none of these examples detract from the conservation area. The planning officer agreed and in arriving at her recommendation to GRANT planning permission she concluded:
· The proposal would provide a replacement unit of accommodation in a residential location.
· The contemporary proposal would sit comfortably within the mixed streetscene and would not harm the character and appearance of the area
· Though a slight level of less than substantial harm could be caused to the setting of the conservation area, the contemporary design would respect and reflect contemporary neighbouring buildings and the mixed character of the streetscene and wider vicinity.
· The public benefits of the replacement house with better efficiencies, and the additional construction jobs created would be minor but would contribute to outweigh the harm.
· The proposal would not be materially harmful to the amenities of the neighbouring occupiers.
· The proposal would create a safe environment for pedestrians and highway safety subject to conditions.
· The proposal would not harm the TPOs or long terms health of trees on site.
· The proposal would be capable of providing appropriate level of renewable energy sources, subject to condition.
If you are thinking of embarking on a self build project to build your ‘forever’ home whether that be via a remodel or full replacement, we’d be happy to assist you navigate the planning process.