Sandbanks Conservation Area Character Appraisal and Management Plan

Planning and Regeneration Services, 2009 Public Consultation & Adoption

The consultation draft was issued 4th July 2008 and was the subject of an 8 week public consultation. The resulting changes were agreed by the Council and the document was adopted by the Borough of Poole on 2nd December 2008. This document forms part of the evidence base for the development plan for Poole and development proposals will be reviewed according to four key documents including: • Poole Local Plan First Alteration (adopted March 2004) • Poole Core Strategy adopted 19th February 2009 • The Southwest Regional Spatial Strategy (public consultation) July 2008 • Bournemouth, Dorset and Poole Structure Plan 2004 The Poole Local Plan policies included in this document are under review and will be replaced as part of the Poole Core Strategy revisions. Sandbanks Conservation Area Appraisal and Management Plan Publication Details The purpose of this document To provide an analysis of the character and appearance of the Sandbanks Conservation Area in accordance with Section 71 of the Planning (Listed Buildings and Conservation Areas) Act 1990 and to formulate and publish proposals for the preservation and enhancement of Conservation Areas. The appraisal and management proposals are intended to act as guidance to residents, planners, agents and developers in order to manage future changes and development proposals within the Conservation Area in ways that preserve or enhance the character or appearance.

Production Team Stephen Thorne Head of Planning & Regeneration Services Warren Lever Environment & Design Team Leader Margo Teasdale Conservation Officer Design: Kathryn Steer - Graphic Designer Print: CMP Digital Print Number Printed: 100 Cost per copy: £5.00 Paper Stock: Cover: 280gsm Silk Text: 100gsm Silk Publication Date: July 2009 Distribution Planning & Regeneration Services, Sandbanks Residents Association Ward Councillors

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Contents

Summary 4 Introduction 5

Part 1 The Legal and Policy Framework 6 1.1 Conservation Area Planning in Poole 7 Part 2 Background 8 2.1 Location and Access 8 2.2 Settlement History 8

Part 3 Physical Character & Appearance 13 3.1 Setting and Topography 13 3.2 Open Space 15 3.3 Trees and Vegetation 17 3.4 Groups of Buildings 19 Part 4 Planning & Conservation Principles, Guidance and Specifications 23 4.1 Topography, Setting and Biodiversity 24 4.2 Designs for Replacement Buildings 25 4.3 Alterations and Extensions 27 4.4 Building Materials and Maintenance 27 4.5 Landscaping: Trees, Vegetation and Boundary Treatments 9 4.6 Flood Protection 31

Part 5 Management Options 33 5.1 New Development 33 5.2 Opportunities for Enhancement 34 5.3 Monitoring and Review 36 Part 6 Sources & Further Information 37 Part 7 Appendix 1 40 Schedule of Buildings in the Sandbanks Conservation Area Part 8 Appendix 2 45 Map of Townscape Proposals Part 9 Appendix 3 46 Tree Management

Summary

Sandbanks is a wave-created sand-spit at the mouth of Poole harbour. Much of its early growth revolved around developing buildings for lighting the harbour mouth, providing the first lifeboat station for Poole and securing potential breaches of the arm that held the peninsula to the main land. With the change in most of the ownership of the peninsula from Lord Wimborne to the Poole Harbour Commission Sandbanks was transformed in just over forty years from a remote wild heathland of sand dunes to a summer holiday place with a local community public pavilion, pier, beach huts, permanent homes, hotels, boating facilities and clubhouses and tea rooms.

Today Sandbanks is a special enclave in the Borough of Poole. Thousands of visitors to Poole travel to the peninsula every year whether they are using the public beaches, using the chain ferry to Shell Bay or boating past the peninsula en route to the continent or the coast. The seaward shore near the link to the mainland is the publicly accessible shore of Sandbanks with a sandy public beach to the south-east and recreational facilities that have been significantly altered but date from the opening of the Pavilion in 1928. The Conservation Area on the north-west shore faces the Purbeck Area of Outstanding Natural Beauty that includes the National Trust owned Brownsea Island, lying within a European and internationally designated Ramsar Site.

The Sandbanks Conservation Area was designated on 7th October 2003 under The Planning (Listed Buildings and Conservation Areas) Act 1990. The appraisal has assessed the character, appearance and boundary of the Conservation Area and established that it is worthy of safeguarding from inappropriate development. The area has exceptional landscape qualities by virtue of its coastal setting and it has evolved more gradually than the rest of the peninsula with most properties benefiting from harbour views. Generously-spaced, elegant Edwardian houses positioned within a sylvan setting are visible from Brownsea Castle and the harbour.

The appraisal document, supports and clarifies the Borough’s planning policies when development and management plans are proposed for the Conservation Area.

BACK TO CONTENTS Introduction

“An element of fascination has always enfolded that long spit of land which runs boldly out from the high line of cliffs and protects Poole Harbour from the ocean. It is appropriately named “the Sandbanks”, for it seems to consist only of sand tumuli and dunes, interspersed with flat stretches, narrow enough in places to make the casual beholder wonder how it is the sea has never broken for itself a way through the piles and concrete of breakwater and slender strip of land. The formation is curious although many natural features are inevitably fast disappearing with the advent of houses, bungalows and bathing boxes, for, in its own way, Sandbanks has become fashionable”. “Welcome to Poole, Dorset” sign designed by Arthur Nickols of Carter tiles, Poole, (1950s) at lower end of Mabel Adeline Cooke, Bournemouth Graphic, 1906, Panorama Rd reprinted in Lawrence Popplewell, High Horse Manger- England’s Malibu, 1987.

“The Sandbanks peninsula is one of the most memorable features of Poole: a narrow neck of land with water on both sides, it divides the Harbour from the open sea and has a dramatic narrow Harbour entrance at the southern end”.

Borough of Poole, Shoreline Character Areas, 2004.

“I appreciate the fresh air, the pine trees, the sound of the sea, children’s happy voices on the beach, the cafes, the crazy golf and putting, the walks to the beach and the ferry. Being away from the town”. From B.Bannen, Sandbanks, 1856 (An anonymous resident’s response to the Sandbanks Conservation Area Appraisal Questionnaire, 2008)

BACK TO CONTENTS Part 1 The Legal and Policy Framework

The practice of identifying Conservation Areas dates from the passing of the Civic Amenities Act, 1967 when the government recognised the importance of protecting whole areas from encroachment by inappropriate developments and ill thought out demolition for areas identified for slum clearances. While unique buildings may be important it is the group value and layout of buildings on their plots and their setting together with the street design, public open space, trees and other vegetation which all contribute to the nature and identity of a place. The 1967 legislation is now in force under The Town and Country Planning Act 1990 and The Planning (Listed Buildings and Conservation Areas) Act 1990. The legislation empowers local planning authorities to exercise their duty by reviewing their areas from time to time to designate new areas, and publish proposals for the preservation and enhancement of conservation areas.

A variety of measures can be taken to influence high quality development and control adverse impacts of development in Conservation Areas. The government has removed certain rights of landowners under the Town and County Planning General Permitted Development Order, 1995 (GPDO) to develop properties within Conservation Areas in the interest of preserving or enhancing the character or appearance of the Conservation Area. Demolition, limits to extensions and minor alterations, alterations to rooflines and cladding materials are all controlled through planning and conservation area consents. Government guidance on managing development in conservation areas is given in Planning Policy Guidance 15, Planning and the Historic Environment (PPG15).

The Draft Regional Spatial Strategy for the Southwest 2006-2026 recognises that variations “in the architecture and ‘feel’ between cities, towns and villages across the South West is a distinctive asset, with differences in character based on the age and function of the settlements and the locally available building materials”. The Strategy’s policy on the Historic Environment supports characterisation studies to assist in understanding the significance of historic areas and their contribution to the local environment.

BACK TO CONTENTS 1.1 Conservation Area Planning in Poole

Planning policies on conservation areas are included in the Poole Local Plan 2004, and form the basis for the designation and review of all developments requiring planning permission and consents in conservation areas. Other Borough of Poole Supplementary Planning Guidance documents relevant to conservation areas are The Landscape and Natural Environment Design Code and the Shoreline Character Areas Supplementary Planning Guidance. In addition there is the non-statutory Poole Harbour Aquatic Management Plan, which contains guidelines, policies and principles for conserving and managing the environmental, historic and commercial interests of the harbour.

1.1.1 Designation of the Sandbanks Conservation Area

The Sandbanks Conservation Area was designated in 2003 under The Planning (Listed Buildings and Conservation Areas) Act 1990. A survey and public consultation established that there is a group of properties on the north shore facing the harbour that has a distinct and readily identifiable character reflecting the historic development of the area. Sandbanks, Canford Cliffs, Beach Road and the Town Centre Quay are the only other coastal Conservation Areas in the Borough. The map in Appendix 2 shows the Conservation Area boundary and location on the north-west shore.

International traffic from Sandbanks Conservation Area.

BACK TO CONTENTS Part 2 Background

2.1 Location and Access

Sandbanks is one side of a classic double sand-spit, opposite the Studland peninsula at the mouth of Poole Harbour. It has a dramatic presence with water on both sides and is approximately 600 metres wide and 1,000 metres long with a narrow arm attaching it to the mainland at Banks Road.

The sand-spit sweeps out to the harbour entrance at its south west point and together with the Brownsea Island Quay facing the Sandbanks nearest landmass at South Haven Point, serves as the entrance to the narrow Swash Channel. The chain ferry operating at the narrowest distance between Studland and Sandbanks provides access to Shell Bay near the eastern end of the Jurassic World Heritage Coast. Local ferries for the Town Quay and Brownsea Island depart from the ferry landing and international ferries and main harbour traffic travel past Sandbanks.

2.2 Settlement History

There is an increasing awareness of the importance of recognising areas where the interrelationship between landscape, history and nature conservation is evident. With its key position on the Poole coast, Sandbanks has these layers of value combined and should be understood as an archaeological and historic artefact, the product of complex historic processes and past land-use.

The development of Sandbanks is associated with the history of Poole harbour, Brownsea Island and the Canford estate. Sandbanks has always been a natural landmark for marine travel around the outer View to the boatshed, built 1929-30 on Panorama Road (now RMYC) and Harbour View House (demolished) harbour. The earliest map of Poole Harbour of 1539 shows a beacon at North Haven point opposite the eastern shore of Brownsea Island.

BACK TO CONTENTS While evidence is scarce for the pre-Roman period up until Tudor times, it is likely that Sandbanks would have been used as an important point en route to and from the South Haven (or Studland) peninsula as it is today.

The discovery of the Iron Age log boat off the eastern shore of Brownsea Island, now exhibited in the Poole Museum, is indicative of the importance of the harbour for transport from this early date. The Victorian County History suggests that there was a passage from North Haven to South Haven that may have been a public one “in Poole people’s hands” from Tudor times. The strategic position of Brownsea Island was recognised with the construction of a Henry VIII Locally Listed Old Coastguard Cottages, Gin Alley blockhouse in 1547.

2.2.1 Coastguard Station: 1840-1890

By the 19th century “Sandhills”, as Sandbanks was known from the large dunes that served as landmarks for seafarers, was reported to be a desolate place favoured by wildfowl shooters and smugglers. By 1848 a primitive light was established at North Haven by Trinity House who took over the maintenance of the lights for the harbour entrance. The harbour lights made it easier to search for smugglers evading tax collectors.

Ivor Guest, of Canford Manor, gave the lands for the earliest development on the north shore where the first lifeboat house was built. The lifeboat was easily launched into the harbour or seaward waters from the north shore and the horses stabled next door for Colonel Waugh of Brownsea Island were used to pull the boat.

The present Coastguard terrace of cottages was built soon after to accommodate the lifeboat crews and their families who had to travel from Parkstone. The site served until 1882 as the lifeboat station before it moved to Baiter quayside.

Front elevation, Old Coastguard Cottages, c.1876

BACK TO CONTENTS 2.2.2 Parkstone-on-Sea: 1890-1914 Natural forces influenced the most significant event in Sandbanks modern history when, in 1894, the Board of Trade secured approval for a Provisional Order before the House of Lords Standing Committee, to acquire lands and erect sea defences for the central and seaward areas from Lord Wimborne. With the peninsula protected from the sea, land sales for housing development were expected to fund the sea defences. Poole Harbour Commission Plan of Sandbanks.c. 1890

The whole of the peninsula was first surveyed and mapped for public and private developments by the Poole Harbour Commission (PHC). Lands were set aside for a church site and marked “reserved” for the public on the southeast shore. South of Lord Wimborne’s remaining lands and the estate lands of P. Tuck at North Haven Point, plots were set out to market the Parkstone-on–Sea estate at the landmark 1896 auction at the Antelope Hotel. After the auction Lord Wimborne retained the shoreline property north of Panorama Road with much of the foreshore from the neck of land joining the spit to the mainland, over to North Haven Point.

The owners of the more permanent two storey Edwardian villas built along the north west shore in the “Golden Age of Brownsea” on Panorama Road were influenced by the grandeur and prosperity of the period reflected in the lifestyle of the Van Raalte’s of Brownsea. With views out to the island, houses were designed with their main frontages to be seen from the harbour. Windows, verandahs, summer pavilions, boathouses and viewing decks were purposefully designed to take advantage of the views and the sea air. Private jetties were constructed to take advantage of the shallow and relatively sheltered inshore waters.

North Shore, Sandbanks Ordnance Survey 1901

BACK TO CONTENTS 2.2.3 World War I and II: 1914-1940

By 1914 the villas and houses, plotted on the 1901 OS Map and still occupying the west end of Panorama Road had been built. By 1923 a road had been constructed between Canford Cliffs and Sandbanks Road and by 1930 most of the huts and shanties for which the area was known, had been cleared. The largest commercial development to affect the east end of Panorama Road in the inter war years was the construction of the boat shed by Reginald Collis in 1930, later to be acquired by the Royal Motor Yacht Club (RMYC). The change of land use from the Harvey tearooms to private yacht mooring and RMYC Clubhouse had a dramatic impact on the area as property values began to rise alongside the demand for moorings for recreational yachting and motor boating. By 1940 the existing bungalows and houses had been built on plots laid out around the Ordnance Survey 1933 Old Coastguard cottages. The old Coastguard Station house, since demolished, still occupied No. 17/18 Old Coastguard Road.

Poole played a major role in the assignment Winston Churchill gave to Vice Admiral Mountbatten, “to turn the south coast of England from a bastion of defence into a springboard of attack”. During WWII Sandbanks became a Military Controlled Area and very little development occurred. Barbed wire was used on the beaches and hundreds of military, naval and air force personnel replaced visitors and residents. Only residents with special passes were allowed to enter and all except 30 of 400 houses had been evacuated. All the piers in the harbour were demolished, including Sandbanks pier near the Haven Hotel. The Admiralty requisitioned the RMYC for the Fleet Air Arm as an adjunct to HMS Daedalus II (as the Royal Naval Air Service Sandbanks). It was a training station for sea plane pilots.

Despite the heavy defence of Sandbanks physical evidence from the war period is rare. An air raid shelter is still in the grounds of No. 100 Panorama Road, where the third bomb reported to hit Sandbanks landed on the original Byfleet house which was completely destroyed.

BACK TO CONTENTS 2.2.4 Early Planning History: Post 1947

Post WWII land values began to rise on Sandbanks as demand grew for seaside holiday accommodation and public beach areas. The wave of new post war housing that spread to Shore and Banks Roads had run its course by 1963 when the Council reviewed its flat development policy. The replacement of existing buildings and infilling of several plots was a trend in the 1960s. Developer’s proposals for a 12-storey block to “punctuate the landscape” at the harbour mouth next to the Haven Hotel were dismissed by the Planning Inspector, Colin Buchanan, who said that the landscape needs none of these things except “to be left alone”. The Tree Preservation Order of 1963 covering all but the most densely developed areas was used as the main landscape protection device to maintain the wooded appearance of the skyline alongside Brownsea Island.

In 1965 John Lennon bought a bungalow on Sandbanks for his Aunt Mimi and from around that time property values began to climb dramatically. Since then a rash of replacement buildings and extensions have been developed, at times to the detriment of the landscape and residential amenities. Today the Conservation Area and much of the peninsula is reaching its limits of growth, due to flooding risks and lack of properties with development potential.

View from Old Coastguard Station Cottage to No.19 Old Coastguard Road

BACK TO CONTENTS Part 3 Physical Character and Appearance

The setting, topography, character and appearance of a Conservation Area are the crucial elements that distinguish it from other areas and makes it unique within the locality, region and nation. Appraising character depends on an ability to define and understand the man-made structures and landscape, activities and uses of an area and assess how an area is perceived and experienced. A visual appraisal includes documenting how buildings are grouped, linked or divided, coloured and arranged with and around open spaces and vegetation. Landmarks, views and private and public spaces and access routes create distinctiveness and define the unique qualities and experience of a place.

3.1 Setting and Topography

The geography of Sandbanks is integral to its survival as a landform. Sandbanks is geographically a wave-created landform or sand spit typical of other coastlines where a type of beach or bar is created by the movement of sediment (typically sand) along the shore, by a process known as longshore drift. When the direction of the shore turns inland the longshore current spreads out, dropping sediment as it dissipates. Over time this causes a bar of sediment to build out from the shore, eventually becoming a ‘spit’. If the supply of sediment is interrupted at the landward side of the neck of the spit, an island may eventually be created.

The topography of Sandbanks was, prior to the 20th century, a shifting one determined by wind action on the high sand dunes that peaked near the centre of the spit and extended landward towards what is now the public beach car park. One of the highest dunes known as High Horse Manger was a pine- clad landmark for seafarers that stood about 90 feet high. The dunes and other important ridges are drawn on the c.1890 map of the Poole Harbour Commissioners. Today there is evidence of the old large sand dunes along Salter Road where their tops have been levelled for houses. Ground levels are generally low lying and characterised by a series of undulations and small hills.

The Sandbanks peninsula makes a striking contribution to the landscape of the Poole coast. The marine environment of Poole Harbour provides the exceptional setting and a key attraction of the Sandbanks Conservation Area which is appreciated more fully from the air and the harbour. The setting is dramatic at the entrance to what is the largest natural harbour in the British Isles.

BACK TO CONTENTS 3.1.1 Views To and From the Harbour

A firm sandy ledge or bank frames the shoreline of the Conservation Area with shingle patches along the upper edges extending to the main channel at low spring tides. The “Sandy Banks” are now being eroded from dredging, developments along the coast and wash from large boats. Sea walls of concrete and sheet piling face the shoreline. Flocks of common gulls, divers and other sea birds occupy the few timber jetties that run out from the shore of what is a relatively narrow body of open water to Brownsea Island.

The RMYC is a landmark at the east end of the run of buildings on the shoreline of the Conservation Area, with its dredged yacht haven and pontoon moorings cutting through and projecting out past the sand shelf surrounding the shoreline. The A-framed boat shed is a landmark on the shoreline. The variety of roof shapes, the backdrop of the trees, the light coloured renders of the older villas and the boathouses all framed by timber jetties and the sandy banks, comprise the visual elements viewed from the harbour.

Remarkably an unbroken tree skyline remains through the central area of the Conservation Area. It runs continuously to North Haven Point and many of the houses still appear as “buildings amongst the trees,” just as they were described in planning reports twenty years ago.

View along shoreline of the Conservation Area to Chaddesley Glen

BACK TO CONTENTS From the Conservation Area views for residents and visitors towards the Evening Hill shorelines, Brownsea Island Castle, the Quay and the harbour entrance, all give an important sense of orientation and experience of being within a coastal environment. Important gaps between buildings and through the public footpaths are noted on the Townscape Proposals Map.

3.2 Open Spaces

Panorama Road was named for the panoramic views it offers of the harbour and shorelines of the town and Resident birds rest on the jetty of Purbecks. Panorama Road begins at the junction with 88 & 90 Panorama Rd Banks Road immediately east of the ferry landing. Access to the Conservation Area is also provided on Brownsea Road, which terminates at a T- junction with Panorama Road with views into the well treed grounds of 88-90 Panorama Road and to the harbour beyond. Additional access is through Salter and Grasmere Roads to the T-junction opposite the gates to the RMYC boat yard and car park.

Panorama Road is a wide carriageway with tarmac pavements. The Conservation Area begins at the western boundary with No.106 where a sharp bend in the road is chevron- signed opposite the new North Haven House. The undulating road bends to the right and begins to climb, a reminder of the original, distinctive rounded outlines and contours of the dunes. The overall impression of the area is one of rustic informality with tree branches sweeping over the road, coursed rubble Purbeck stone boundary walls and hedges. Stands of tall, mature trees and shrubs between the road and the harbour are the dominant elements of the private grounds adjacent to Panorama Road. Privacy is maximised as the majority of houses are set back from the road nearer to the shoreline, and are heavily screened by vegetation. The majority of properties from 80-106 have open drives that wind around the trees and vegetation and are reminiscent of the informality of the past.

BACK TO CONTENTS Views of the sky and the sea from the public roads are now limited between the houses due to the infilling of larger plots with post war development, and to maturing trees, so that “Panorama” is now a less apt description of the road than it once was. Views to the water from the road are particularly noteworthy between Nos.14 and 15 Old Coastguard Road, through Nos.84 and 88, 88-90 Panorama Road and the two public footpaths in and bordering the area (see Townscape Map).

In sharp contrast Old Coastguard Road retains an intimate “cottage style” character with small colourful gardens to the Coastguard Cottage terrace and the smaller bungalows. The road is an L-shaped cul- de- sac on the north side of Panorama Road to which the RMYC forms a backdrop. The road is surfaced in tarmac and has old granite sets at the road junction and exposed aggregate cast concrete kerbs. The cul-de-sac ends with a white- painted cast concrete boundary wall, with framed, panelled, piers and caps, designed in a radius as a formal setting to the main entrance of the RMYC clubhouse. The low Purbeck stonewall to No. 9 Coastguard Cottages with the planted wall head is a particularly good example of the original boundary treatments in this area worthy of reproducing. The entrance to No.17/18 Old Coastguard Road has an older Purbeck limestone boundary wall surviving at its entrance including gate piers and two semicircular headed ornamental openings C.1920 (about 2 metres high) which pre-date the house. Replacement cast concrete block work appears further along the public footpath.

Gaps with views to the harbour between buildings are rare (84 and 88 Panorama Road).

BACK TO CONTENTS Public spaces provide important views along the harbour side of the Sandbanks peninsula

A narrow, walled footpath surfaced with loose limestone chippings runs between No. 16 and 17 /18 Old Coastguard Road. The path provides important access for pedestrians to the views of the harbour and the beach when the tide is out. At the shore end a shuttered mass concrete sea wall retains the grounds of No.17/18. From the beach the large pine trees on the site of No. 19 can be seen near the water’s edge. Shoreline trees are now rare on Sandbanks and need careful management.

The east end of the Conservation Area is defined by an undulating public footpath (No. 82) running beside the RMYC boat yard down to the Sandbanks Boatyard Marina and the foreshore. The footpath provides important public access and relief within the built up shoreline. An old rendered cottage on No. 48 overlooks the footpath as does the RMYC with two landmark groupings of large Monterey pine. This landscape is reminiscent of old Sandbanks when cottages were built on the high points of sand dunes to take advantage of harbour views. 3.3 Trees and Vegetation

Many dominant trees have now grown into maturity, as old photographs from the first half of the 20th century show a lower level of tree and shrub cover before the sand dunes were levelled and tennis courts were more in fashion. The high-density tree cover is informal mainly as a result of natural regeneration. Trees screen buildings, provide privacy and create a favourable microclimate and habitat for wildlife. Groups of large evergreen trees and shrubs are a crucial defining element of the Conservation Area with Monterey, Maritime and Scots Pine, Holm Oak and Monterey Cypress being the characteristic species. Rhododendrons and azalea feature on some plots.

A continuous line of larger tree groupings begins near the shore of No.17/18 Old Coastguard Road and extends to the densely treed area that ends at No.106 Panorama Road on the remains of the old North Haven House estate. Areas within this continuous

BACK TO CONTENTS Large pine trees are an essential part of the character of the Conservation Area

group of trees have a special woodland character especially on plots 80, 84, 88/90, 100/102 and 106. Important stands of trees overhang the highway on Panorama Road giving the road a picturesque quality. The plots are typically linear in plan with a depth of field created by having a dense matrix of trees in the foreground, middle and background punctuated by vistas of the harbour. As a result trees heavily screen views of buildings from the highway and a treed skyline to the west frames views from the harbour.

3.3.1 Biodiversity

The biodiversity of the Sandbanks Peninsula relates mainly to the surrounding marine environment. The facing up of the shore with stone, concrete and sheet piling has limited the capacity of the area for natural dune and beach ecosystems to develop. The public beach areas retain some recognised sites of nature conservation interest (SNCIs) due to surviving remnant sand dune environments that would have been typical of the northwest shore at one time. Vegetation and tree cover in the Conservation Area plays a role in maintaining habitats for wildlife and local plants. Assemblages of wildfowl and populations of resident and migratory birds are frequently in evidence on the outer jetties and shores of the Conservation Area. Internationally and nationally important populations of ducks, black-headed gulls, common terns, oyster catchers, herons, egrets, kingfishers and waders, some of which breed within the harbour while others winter over, can be seen on the jetties and beaches of The density of tree cover within the conservation area increases towards North Haven Point the northwest shore.

BACK TO CONTENTS 3.4 Groups of Buildings

The character and appearance of individual buildings can be assessed and appreciated more easily by grouping properties into four areas by phases of development. The first area including Nos. 2- 18 is clustered around Old Coastguard Road west of the RMYC where the lighthouse keeper’s house and first lifeboat station was based in Poole. The second group, including four properties at Nos. 76, 78 and 80 Panorama Road and No.19 Old Coastguard Road are all, except No.78, post WWII and centred on an original plot occupied by Haven Lake House. The third area was developed originally from the Edwardian period (1900 –1914), and includes Nos.84-98 Panorama Road. The fourth group is a small but significant cluster on the shore of North Haven Point, including Nos. 100, 102 (vacant) and 106 Panorama Road. A schedule of individual property descriptions is listed in Appendix 1.

3.4.1 Group 1: Old Coastguard Road

The buildings in the first group centred on Old Coastguard Road have small, consistently sized, rectangular plots with few changes in grade and a 1930s suburban character. There are no large trees or significant vegetation cover to screen them from public view. The area has had more building developments in the past than the three other building groups and potentially more building archaeology than other areas on the peninsula, the existing buildings date from the interwar period of 1930-1939, with the exception of the Victorian Coastguard Cottages. The Coastguard Cottages are the architectural “centrepiece” of the cul-de-sac named after them. The square plots were laid out when the road was planned and were determined by grid plan with their frontages parallel to the shoreline. The RMYC boathouse forms the built end of the road. The shop at No.60 Panorama Road, though later than the adjacent properties, maintains the streetscape character and complements the 1930s houses at Nos. 62 and 64 to the immediate west, though these are not in the Conservation Area.

The slate roofs, polychrome brickwork, curved window heads and other High Victorian details of the Coastguard Cottages are atypical of Sandbanks where no other terraces of this type survive. The RMYC stands in sharp contrast to the Coastguard Cottages as a modern clubhouse in a contemporary style. The scale and pitch of the A-framed boat shed roof and the clubhouse road frontage echoes the restraint of an earlier period though the boathouse has had new rust-coloured corrugated metal roof cladding.

BACK TO CONTENTS The group of shoreline houses at 12, 13,14 and 15 opposite the Coastguard Cottages maintain the domestic scale and style of the 1930s and the seaside vernacular of the modern movement. Their varied roofs add interest and character to the shoreline. The new painted, rendered houses with their curved and flat roofs at 16 and 16A stand in sharp contrast to the 1930s buildings illustrating how recent trends to increase the mass and scale of buildings leaves little scope for landscaping or views of the harbour. No. 2 Old Coastguard Road is a good example of a well-proportioned and largely unaltered bungalow in an important location that contributes to the scale and character An aerial view in the late 1930’s showing the newly built up shoreline of this group of buildings.

3.4.2 Group 2: Panorama Road (Old Haven Lake)

The second group of four buildings occupy plots that were originally on the property of Haven Lake. Haven Lake House was a well-positioned house on a high point of land constructed by 1910 next to the Coastguard Station. The property was bombed during WWII and later demolished and divided into four plots. Haven Lake Lodge (No.78) is the only historic building remaining on the plot. The large house at No. 19 Old Coastguard Road is near the Haven House site. The plot at No.19 retains some of its extensive tree cover in evidence from 1930’s photographs, and has important pines, which have grown more recently near the shoreline. The house at No.80 was built on the tennis courts of Haven Lake House. The lodge at No. 78 with its hipped slate roof slopes, smooth rendered walls, small-paned casement windows and simple timber porch overlooking the drive, is a remarkable survivor of an earlier period when staff were in service to the owners of the Edwardian villas.

Site of bombed Haven House Former lodge on Panorama Road

BACK TO CONTENTS 3.4.3 Group 3: Panorama Road Edwardian Period

The third group of buildings are a row of mainly Edwardian houses planned from 1900 when plots on Panorama Road were acquired from Lord Wimborne. Nos. 96 and 100 are more recent buildings. The group of shoreline buildings consisting of Nos. 84 (formerly St.Columb Forth) to No. 98 (Cama) were designed to be seen from the harbour and are set to an approximate building line from the water’s edge in long, narrow plots. Extensions and infilling of several plots (No.98) have resulted in a gradual narrowing of gaps between buildings reducing the spaciousness around them.

Two significant properties at No.84 and 88 were influenced by the Arts and Crafts tradition and retain original features and landscaping. These properties make an important contribution to the character of the Conservation Area as they survive, unusually without major or unattractive alterations, as buildings within a wooded setting. Unlike these properties, very few historic houses have retained their original shoreline settings and architectural character on Sandbanks. No.88 (right) Panorama Rd

No.84 is an elegant c.1914 villa with its original shallow, pitched slate roof with wide eaves and timber sash windows. No.88 (originally The Wytch) retains its Purbeck stone boundary walls, steeply pitched plain clay tile roof, bag-shaped chimneystacks and gabled projection finished in half timbering. Both 84 and 88 are rare survivors of the type of Edwardian seaside architecture developed on Sandbanks c.1914 with the gap between them retained within their original settings. No. 98 contributes positively to the end of the grouping. Architecturally designed as a permanent home and office for Dr. Ellis, Cama retains its original, 84 Panorama Rd clay tile roof with catslide to the east and many details. The Edwardian houses continue to have a positive and impressive impact when viewed from the harbour and from Brownsea Island where, despite alterations, they maintain consistent, traditional forms, rooflines and prominence within a wooded setting and skyline. Despite some infill and alterations to their harbour elevations, no group of shoreline buildings of this period survives elsewhere in Sandbanks

Harbour front properties with some alterations and infill

BACK TO CONTENTS 3.4.4 Group 4: Panorama Road- North Haven Point

North Haven Point is drawn on many early maps of the harbour. The three plots at the west end of the Conservation Area were developed on lands that originally formed part of the Tuck estate in one of the most densely planted and exposed corners of Sandbanks. The point has an informal character with all the houses screened from views from the road and surrounded by large trees.

No.100 or Byfleet, as it was called, was recorded as part of the 1910 group alongside Cama, Brownsea Cottage, Rippleside, The Wytch, and Haven Lake in building records of the period. The plots known now as Nos.100-102 are identified in handwriting, on the 1901 OS map. The house was bombed during WWII and the plots were left vacant with their pair of pre-1925 boathouses intact. There were no casualties as the boarding officers were off the site though the house was destroyed. A WWII bomb shelter remains in the grounds of No. 100. A house designed with traditional influences was recently built on the site of Byfleet house. The remains of a partly demolished boathouse sit on the shoreline of plot No.102.

No.106 is an unusual survivor of the earliest developments on Sandbanks remaining as the former staff accommodation for the original North Haven House. The Victorian cottage (pre-dating 1900) has an attractive form with attic storey, a steeply pitched and hipped roof, small paned windows and an open timber porch under the water-facing roof slope. The cottage is surrounded with dense, mature trees and stands in dramatic isolation and defiance of the large new houses on the shoreline plots to the south. The plot has an unusual, rustic atmosphere, reminiscent of the past.

Recent replacement house on site of Only survivor from Old North Haven House bombed Byfleet House

BACK TO CONTENTS Part 4 Planning & Conservation Principles, Guidance and Specifications

The purpose of designating conservation areas is to safeguard and maintain the special overall character of buildings, other structures and the soft and hard landscaping that combine to make the area unique, while allowing developments that enhance and enrich them. The various elements that make up the common character and appearance of the Sandbanks Conservation Area are summarised here together with current planning and conservation principles and policies that guide and inform plans to develop, maintain and alter properties.

In the Sandbanks Conservation Area the character and appearance is derived from the coastal climate, the yacht club uses dominating the east end, the enclaves of buildings with some on deep plots screened by trees, views out to the busy harbour and along the shoreline, and the winding Panorama Road overhung with branches and lined with Purbeck stone walls. In considering plans to develop and manage properties within the area, key aspects or elements to have regard to include:

 the exceptional marine environment and coastal setting, topography and shoreline operations or activities and other developments that may impact on the environment or be exposed to flood risks;

 the relationships between the buildings, building groups and the need for buildings to be subservient to the landscape within the more urban east end and the deep undulating plots; views out to and from the harbour and along the shore; informal landscaping and management of mature tree cover resembling a woodland-like character and forming the skyline in some areas;

 style, scale, height, massing, traditional roof forms, orientation of frontages, vertical or horizontal emphasis and detailed designs for fenestration; and light coloured renders.

BACK TO CONTENTS 4.1 Topography, Setting and Biodiversity

The Conservation Area has an outstanding setting at the mouth of Poole Harbour, opposite Brownsea Island and the Purbeck Heritage Coast, an Area of Outstanding Natural Beauty. Property frontages are visible from the main channel of the harbour which is heavily used by commercial and recreational boating traffic. The foreshore and shoreline within the European Marine Site and the harbour is a Site of Special Scientific Interest (SSSI), a Special Protection Area (SPA) and a Ramsar Site.

4.1.2 Guidance & Specification

Preserving or enhancing the area is a material consideration in the Planning Authority’s handling of development proposals that are outside the Conservation Area but would affect its setting or views into or out of the area.(PPG 15.Para.4.14). See Poole Local Plan policies NE15 & NE23, and the Shoreline Character Area SPG where Sandbanks is associated with the sweeping curve made by the Luscombe Valley and Evening Hill character areas when viewed from the harbour.

The adopted Poole Local Plan identifies sites of nature conservation interest and ensures their protection and enhancement as stated in Government Guidance PPS 9, Biodiversity and Geological Conservation. See also the Borough of Poole, “Wildlife Conservation and Development” in The Landscape and Natural Environment Design Code for guidance on nature conservation.

Sheringham Map,1849 shows earliest Construction and activities and operations related to coastal known structures on Sandbanks protection, water recreation, sea walls, moorings, slipways, jetties and structures can have an impact on residential amenity, marine nature conservation, archaeology and the appearance and character of the shoreline. Marine related activities are overseen by several organisations which contribute to and monitor the Poole Harbour Aquatic Management Plan. Construction of seawalls and activities or operations related to them are regulated by the Poole Harbour Commissioners. Construction related pollution is controlled by the Environment Agency. Public footpaths to the shoreline are important to maintain and to provide in some cases (see Poole Local Plan, L10, L11 and L12).

BACK TO CONTENTS The impacts of excavations on land and the undredged areas of the harbour bed with archaeological potential may need archaeological assessments before works are undertaken (see PPG 16. Paras.17,18 & 20).

4.2 Designs for Replacement Buildings

The 1930s buildings of Old Coastguard Road and the waterfront Edwardian houses have a variety of traditional roof styles and forms. They are well proportioned with balanced window to wall ratios, and sit comfortably along the shoreline. The Edwardian houses retain the pre- WWI, undemonstrative style of the late Arts and Crafts movement and are subservient to the landscape in a style favouring the plainer designs of the period.

Some plot sizes have been reduced through subdivisions in the past. Wherever buildings present a neutral or negative impact on the character of the area there may be opportunities to Cama in Arts & Crafts style as design alterations or replacement buildings that enhance the designed in 1911 area. Developments that take up the entire width of the plot, reduce gaps between buildings and diminish possibilities for soft landscaping and harbour views have created an undesirable, hard urban appearance in the past, and should be avoided.

4.2.1 Guidance and Specification

As a basic planning principle, planning applications for replacement buildings must be approved by the planning authority prior to any demolition in the CA to prevent the appearance of unsightly gaps. Protecting and enhancing the quality and character of the area, and giving a high level of protection to valued townscapes and landscapes is now a key principle underlying national planning Cama in 2007 with some alterations though policies (see PPS3: Paragraph16). overall character generally intact.

BACK TO CONTENTS There is a presumption in favour of retaining all buildings within the Conservation Area, where buildings make a positive contribution to the character and appearance of the Conservation Area (see PPG 15:3.16-3.19 and 4.26-4.29 / Poole Local Plan Policy BE16, Townscape Map on page 45 and Criteria for considering the significance of unlisted buildings in Conservation Areas in English Heritage, Guidance on Conservation Area Appraisals, Appendix 2, 2006). Other unlisted buildings and structures that make a neutral or negative impact on the Conservation Area may, with the approval of the Local Planning Authority, be demolished provided that proposals for replacement buildings preserve or enhance the character or appearance of the Conservation Area.

Designs for replacement buildings should have regard to:

 Relationships with neighbouring buildings, existing plot to building ratio, bulk, massing, height and the shoreline character, (see Poole Local Plan: BE16, BE17 and Shoreline Character Areas SPG);

 The 25 metre policy of restricting development back from the landward edge of the Sandbanks shoreline. Existing building frontages and orientation will also serve as a guide to site new buildings (see Poole Local Plan: H15);

 The access, quality of trees and topography (see Poole Local Plan: BE2, BE3);

 Retention of traditional shoreline structures including boathouses and pavilions;

 Selection of building materials should reflect the local environment and colour palette. Existing roofing materials and forms define local character and blend in with neighbouring buildings;

 Design Guidance is given in Poole Local Plan policy BE1 and the Poole Design Code 2001. The Poole Local Plan refers to the need to maintain gaps between buildings (see Poole Local Plan: H14).

BACK TO CONTENTS 4.3 Alterations and Extensions The General Permitted Development Order (GPDO) requires landowners in Conservation Areas to apply for planning permission for certain types of developments which are elsewhere classified as permitted development. These include various types of cladding; the insertion of dormer windows into roof slopes; the erection of satellite dishes on highly visible walls, roofs or chimneys fronting a highway; and the installation of radio masts, antennae or radio equipment housing. The size Original windows add value of household extensions that may be carried to historic houses. without planning permission is also restricted (see GPDO).

4.3.1 Guidance and Specification

All new extensions and alterations should relate to and complement the scale, proportions, quality, colours, textures and detailing of the original building (see Poole Local Plan: BE16 and The Borough of Poole Design Code) Slate & plain clay tiles are common to the area’s roofs and complement light coloured rendered elevations. 4.4. Building Materials and Maintenance

Traditional building repair and maintenance is essential if building materials are to survive. As a principle it is best practice to use materials or techniques with proven longevity and which are close matches for those being repaired or replaced. Not all historic buildings materials are durable, however, and advice should be sought. Soft bricks can be subject to salt damage in a marine environment, especially where they have been re-pointed in cement mortar. Over the years salt damaged brickwork and older renders on traditional buildings in the area have been repainted, replaced and poorly repaired. Some buildings have been poorly maintained with joinery left unpainted and exposed to weathering.

BACK TO CONTENTS Conflicts exist between the architectural integrity and the nature of some of the alterations to properties in the Conservation Area. Building forms have generally remained intact though roof slopes have suffered from being raised and extended to increase roofspace. Oversized dormer windows have been inserted to maximise harbour views. Replacement windows have been inserted into enlarged openings on harbour elevations disrupting the scale and proportions of original designs. Some old walls have been extensively altered.

Evidence of the past can be used to repair or to significantly restore building elements. Evidence can be drawn from the building and/or archival drawings and documents. Old records can be sourced and deposited in the Local History Centre at Poole’s Waterfront Museum and the History Centre at Dorset County Council. Old Building Control and planning history files and photographs contain original drawings and accounts of authorised alterations to properties over time. Such records are invaluable to understand how a Though reversible, alterations to door openings can detract from property has developed from its original form. the appearance of an elevation. English Heritage has published a wide variety of literature on the practical care and maintenance of traditional buildings. Literature on windows, masonry and roofing is readily available from both English Heritage and the Society for the Protection of Ancient Buildings. Some contractors specialise in historic building repairs and maintenance.

4.4.1 Guidance and Specifications

Regular and planned maintenance of historic buildings is supported and essential if extensive repairs and replacements are to be avoided. (see Poole Local Plan: BE16). The care and repair of traditional buildings is especially important as older materials can suffer from the consequences of decay in marine environments. Traditional buildings are defined as those built pre-1919, with solid wall construction, no damp proof courses and single glazed casement or sash windows. Joinery can benefit from the application of traditional paint colours. Buildings of the 1930’s also require regular maintenance to prevent the failure of renders and metal windows, in particular.

There is a presumption in favour of using building materials that match the original plain clay roof tiles, slates and timber windows. Where replacement building elements are required the choice of materials should be made to reinforce the special character of the Conservation Area.

BACK TO CONTENTS 4.5 Landscaping: Trees, Vegetation and Boundary Treatments

The landscaping of properties in Old Coastguard Road is characterised by formal planting of small trees, shrubs, masonry boundary walls and small colourful borders and paved front gardens in keeping with the 1930s suburban character of this part of the Conservation Area.

The properties along Panorama Road appear as “buildings amongst trees” with winding shingled drives and boundary treatments of mixed hedges and Purbeck limestone Typical tree-lined, winding drive on Panorama Road walls. From the harbourside, sea walls of creates an informal landscape. concrete and sheet piling are topped with low boundary walls or timber balustrades or left open. Some small traditional garden buildings and boathouses survive along the shoreline.

4.5.1 Trees and Vegetation

The retention of healthy trees is essential to maintain the high landscape quality, amenity interest and microclimate. Trees and vegetation also maintain the biodiversity of the coastal environment of Sandbanks.

Pine trees that have matured together at one time may be vulnerable due to old age. Hard landscaping used to create driveways, boundary walls and other garden structures may be injurious to trees and hedges if they are not carefully constructed and of a permeable nature. Private drives that wind through plots are characteristic of the Panorama Road area and are part of the landscape character of the area. Some plots have undulating ground levels and permeability is advantageous for vegetation and tree cover.

BACK TO CONTENTS 4.5.2 Guidance and Specifications

Many large trees within the Sandbanks Conservation Area are protected from development and inappropriate treatment with Tree Preservation Orders (TPO’s). Trees that contribute to the character, appearance and amenity of the Conservation Area should be retained, protected and maintained in a healthy condition. Works to protected trees can be carried out only after written application is made to the Planning Authority, and a decision notice issued agreeing to the work.

Anyone proposing to carry out works to trees not covered Ponds attract wildlife, Panorama Road by TPOs in the Conservation Area, is required to give the Planning Authority six weeks prior notice in writing. Normally only work to trees 7.5 cm in diameter at 1.5 m above ground has to be notified. Full technical details are needed in an application to justify the tree works (see Poole Local Plan:NE 17 & 28). The removal of trees that are identified as “dead, dying or dangerous” is normally agreed subject to their replacement. The pruning of trees should also be justified not wholly based on reasons of aesthetics and convenience. There are requirements to plant replacement trees and landowners are notified if trees are not replanted.

Trees are an important material consideration to be taken into account when planning applications are being considered. Where trees are agreed for removal as part of a development, replacement trees of a similar character will be required within the property as part of a sustainable landscape plan. In certain cases it may be appropriate for the Planning Authority to require arboricultural method statements for the guidance of developers when development is pending. The preparation of the brief may include a tree survey to identify any special trees that may need TPOs and protection from damage during construction.

In addition to tree surveys ecological surveys of properties with extensive woodland character and dense vegetation may be required with planning applications if any evidence of protected species of flora or fauna exist. It is a criminal offence to disturb the habitats of protected species under The Countryside and Wildlife Act. Designs to attract wildlife can be integrated into the site layouts of new development based on ecological surveys (see BoP, Landscape and Natural Environment Design Code, 2001).

BACK TO CONTENTS 4.5.3 Boundary Treatments

There is a mixture of brick, roughcast render and Purbeck rubble stone boundary walls in the CA, though the latter are more traditional. Limestone walls with planted walltops have been used in the past for the Coastguard Cottages at No.9 and could be used as a model for the restoration of boundary walls elsewhere in the terrace. The late 1930s white-painted, cast concrete boundary wall with framed panels, piers and caps that wraps around the end of the cul-de-sac at the entrance to the RMYC, is a defining feature of Old Coastguard Road.

4.5.4 Guidance and Specifications

Conservation Area Consent is required for the demolition of boundary Coursed rubble Purbeck walls where over one metre high if abutting a highway, public footpath, stone boundary walls are characteristic of the area waterway or public open space, or over two metres in other cases (Circular 01/2001).

Formal gates and piers are not typical features of Panorama Road. In the recent past high solid timber gates with security devices have been erected. These structures can dominate boundaries and reduce the open character of gardens. The design of new boundary walls should wherever possible follow local examples of rubble limestone boundary walls. Where masonry walls have been removed, Purbeck stone replacement walls will be encouraged. Mixed evergreen hedges are another option for boundary treatments as they are a common feature of the area. Where gates and piers are necessary they should be kept informal and open in design to enable views up lanes and drives, and allow vegetation to dominate. Timber or squared rubble stone could be used in the Old Coastguard Rd boundary walls design of piers, if gates are fully justified. 4.6 Flood Protection Flood risk to properties on Sandbanks is a consequence of its low coastal position. Flooding from sea and tidal estuaries to low lying areas is caused by storm surges and high tides. Tidal defences can be breached during severe storms which may be more likely with climate change and the resulting sea level rises. Flooding extent depends on the height of tides, weather systems, waves and wind, topography and the effectiveness of drainage, and whether sea walls and/or coastal protection are in place.

BACK TO CONTENTS 4.6.1 Guidance and Specification

The Environment Agency maps identify levels of flood risk based on the amount of existing flood protection and the nature of the land’s exposure. Sandbanks is located in Flood Zones 2 and 3. Since May 2008 planning applications to intensify residential use have not been determined favourably. Coastal protection is physically provided by stone groynes on the public beach in Sandbanks and elsewhere. New sea walls and alterations to older walls require the consent of the Poole Harbour Commissioners. Some guidance on the design of new sea walls in the Borough’s regeneration areas may apply generally to sea walls in other areas (see Borough of Poole, Streetscapes SPG, 2005:9.4).

Flood Risk Assessments (FRAs) are now an important requirement for any new development proposals on Sandbanks. The Environment Agency is now consulted and will advise on flood risk and the scope and resolution of any issues arising from FRAs in accordance with its key policies which are embodied within PPS 25.In some cases materials and floor levels in new buildings may need to be finished to the Environment Agency’s specification. The provision of non-habitable ground floors in flood resistant materials can present design challenges within Conservation Areas. Government guidance on Improving the Flood Performance of New Buildings informs the process of building on sites that have some risk of flooding.

North Haven Point, c.1930 (Photo Courtesty Jon Hooper)

BACK TO CONTENTS Part 5 Management Options

5.1 New Development

Past trends to replace older houses on Sandbanks have resulted in the demolition of many of the first generation buildings. Within the Conservation Area there is a presumption in favour of retaining significant, historic buildings that are Locally Listed or those that contribute to the character and appearance of the Conservation Area. Where buildings are proposed for demolition account shall be taken of the architectural merits of the building in question and its role within the historic development of the area. A prime consideration is the wider effect of demolition on neighbouring buildings, the quality of replacement buildings, and the impact on the area as a whole and the surrounding shoreline character.

Architectural styles from the 1930s Modern and the pre-1914 Arts and Crafts Movements seem to serve as the starting point for many designers planning new developments and alterations to existing properties. PPS1 states clearly that “Design which is inappropriate in its context, or which fails to take the opportunities available for improving the character and quality of an area and the way it functions should not be accepted”. Advice in PPG15:4.17 states that “what is important is not that new buildings should directly imitate earlier styles, but that they should be designed with respect for their context” Within the Sandbanks Conservation Area it essential that new developments:

 relate well to the shoreline character, geography and history of the place without crowding the site or dominating the plot;

 fit comfortably within the pattern of existing houses and road access;

 respect the scale, massing, proportions and window to wall ratios of neighbouring buildings and their materials and orientation;

 maintain views from the highway to the harbour where they exist and create new views wherever possible;

 are assessed critically for the impact flood protection measures will have on the design of protected ground floors and plots;

 Soft landscaped areas, verdant settings and views of matures trees should be acknowledged as a key characteristic of older plots;

BACK TO CONTENTS  do not intensify the residential use of a site (i.e. result in a net gain of dwelling units in flood zones 2 [medium risk] and zone 3 [high risk].

 Paved gardens should be discouraged and are now likely to require planning permission

 Article 4 Directions could be made to control works to stone boundary walls and other architectural features of note.

Climate change will require designs for sustainable construction that meet future demands for low energy consumption, sea level rises, extreme temperatures, sudden weather events and good drainage.

5.2 Opportunities for Enhancement

Sandbanks Conservation Area could be enhanced by improving the suitability and sustainability of new building designs, alterations and extensions to existing properties, and enhancements of the public realm. The latter can be achieved through public art or streetscape work if future resources become available in the public and private sectors.

The Borough of Poole Streetscape Manual 2007 provides guidance on street furniture and signage, lighting, public art, utilities and new sea walls, which may be relevant to harbourside Conservation Areas. The English Heritage Streets for All Southwest 2005 also contains guidance and examples of street alterations that demonstrate how improvements to shared highway surfaces and verges and other ground surfaces can make a positive difference in historic areas.

5.2.1 Recognising and Commemorating Significance

Initiatives that may enhance the local distinctiveness of the Conservation Area include: Projects to commemorate the area or special events in the area such as the first RNLI station in Poole, the WWII Air Naval Station and/ or an interpretation panel to enable reading of the “panoramic” views from Public Footpaths; Projects in the public realm to improve public footpaths and linkages to new visitor trails and signage throughout Sandbanks, linking from the ferry landing; Record the history of the area and deposit records in the Local History/ Historic Environment Record Centres (particularly photographic images).

BACK TO CONTENTS 5.2.2 Streetscape & Environmental Improvements

All new traffic management schemes and treatments of ground surfaces and street furniture should enhance the character and appearance of the Conservation Area and be planned to minimise negative impacts on the historic environment.

Particular enhancements and improvements in the streetscape could include :

The reduction in street clutter especially around public footpath No.82 near the entry to the RMYC and eastern boundary of the Conservation Area;

Soft landscaping and highway surface treatments creating gateways into the Conservation Area on Panorama Road from the ferry landing to North Haven Point and at the RMYC/ Footpath 82 junction.

Where appropriate new trees or replacement trees on development sites could be planted where they would enhance the streetscene.

North Haven Point on Panorama Road is a gateway to the Conservation Area and could be enhanced where the chevron sign marks the extra wide paving. Parked cars slow traffic though speeds are high. Overhanging branches and stonewalls create a special rustic character. 5.2.3 Signs and Telecommunications

Street furniture, telecommunications installations, signs and advertisements should all be carefully designed and sited to minimise the amount of street clutter in any given location. When considering the siting of new street furniture the cumulative effect of new and existing signage will be taken into account.

Permanent signs and advertisements on commercial premises, recreational facilities and hoardings for new developments under construction, should be designed to be discreet and appropriate for the site and building. Particular care must be taken to keep scale, materials, lighting and colours in context with the Conservation Area.

BACK TO CONTENTS Telecommunications installations including masts and related structures should be designed and located so as to not adversely impact upon the character and appearance of the Conservation Area.

5.2.4 Biodiversity & Nature Conservation

Site planning and management of hard and soft landscaping projects should take account of landscape, trees, open space and wildlife in an integrated way. Early consultation with the Borough of Poole’s specialist officers is advisable for tree work, large projects and difficult sites.

Guidance for property owners wishing to maintain and enhance the biodiversity of their gardens by pro-active tree maintenance, retaining hedges, using natural materials, reducing chemical use, composting green waste and gardening organically will be useful. Tree management guidance may be valuable to serve as a pro-active tool to encourage positive maintenance.

5.3 Monitoring and Review

The Local Planning Authority will monitor changes in the character and appearance of the Conservation Area. The effects will be reviewed and guidance modified or specific actions proposed as necessary to address issues arising from the review process.

BACK TO CONTENTS Part 6 Sources and Further Information

Government Guidance/Legislation Planning Policy Statement 1

Delivering Sustainable Development*, HMSO: Norwich, 2005

Planning Policy Statement 3

Housing*, HMSO: Norwich, 2006

Planning Policy Guidance Note 15

Planning and the Historic Environment*, 1994

Circular 01/2007

Revisions to Principles of Selection for Listed Buildings, March 2007* The Planning (Listed Buildings and Conservation Areas) Act, 1990* Planning and Compulsory Purchase Act, 2004* (Clause 42 states that all relevant applications for Conservation Areas must be accompanied by a Design and Access Statement)

Department Communities and Local Government

Planning Policy Statement 25 Development and Flood Risk, December 2006*

Improving the Flood Performance of New Buildings, Flood Resilient Construction , May 2007

ODPM Preparing for Floods Interim Guidance for improving the flood resistance of domestic and small business properties, Oct 2003 - www.planningportal.gov

BACK TO CONTENTS Other Government Agencies English Heritage

Guidance on Conservation Area Appraisals** February 2006 Guidance on the Management of Conservation Areas** February 2006 Conservation Principles Polices and Guidance for the Sustainable Management of the Historic Environment, April 2008. Energy conservation in traditional buildings** June 2007 CABE Design and Access Statements, How to write, read and use them, 2006

Borough of Poole

Poole Local Plan First Alteration Adopted March 2004 (as amended by Secretary of State Direction September 2007)*** (Saved policies only) Supplementary Planning Guidance A Design Code, August 2001 Supplementary Planning Guidance, Landscape and Natural Environment Design Code, September 2001 Supplementary Planning Guidance, Shoreline Character Areas, June 2004 Poole Harbour Steering Group, Poole Harbour Aquatic Management Plan, 2006*** Strategic Flood Risk Assessment for Poole - Level 1 - www.boroughofpoole.com/strategic planning Services (A-Z)/Flood Risk & Development

Local History

Hawkes, Andrew Lifeboat Men Never Turn Back, Poole Historical Trust Hawkes, Andrew Memories of Old Poole, Sandbanks, 1980 Morris, Iris Looking Back at Sandbanks, Bournemouth 2002 Poole Historical Trust Brownsea Islander, 2000 Popplewell, Lawrence High Horse Manger-Englands Malibu,1987 Ward, Ted The Guests of Canford (typescript manuscript), 1992

BACK TO CONTENTS Other Resources/Organisations

Poole Museum and Local History Centre Poole Martime Trust, Canford Cliffs Library Poole Harbour Study Group Society for the Protection of Ancient Buildings (technical guidance for historic homeowners)

Websites

Borough of Poole Local Plan*** htt://poolelocalplan.wisshost.net/

Department of Communities and Local Government* www.communities.gov.uk

Dorset Wildlife Trust www.dorsetwildlifetrust.org.uk

Dorset Coastal Forum www.dorsetcoast.com.uk

English Heritage** www.english-heritage.org.uk

English Heritage** www.helm.org.uk

Environment Agency (Flooding and Pollution) www.environment-agency.gov.uk

Natural England (Biodiversity, landscapes and wildlife) www.naturalengland.org.uk

Poole Harbour Commission*** www.phc.co.uk

Poole Harbour Aquatic Management Plan*** www.pooleharbour.aqmp.co.uk

UK Climate Impacts Programme www.ukcip.org.uk (Energy saving and climate change)

Planning Portal www.planning.gov.uk

SMP2 www.twobays.net (Poole & Christchurch Bays Shoreline Management Plan 2007-2010 (SMP) Review)

BACK TO CONTENTS Part 7 Appendix 1

Schedule of Buildings in the Sandbanks Conservation Area

The identification of key buildings allows them to be recognised for their architectural or historic interest and contribution to the character and appearance of the Conservation Area. There are three categories of protection for historic buildings and structures. Some buildings in the Borough of Poole are protected from demolition by locally agreed designations as unlisted, though significant, buildings in Conservation Areas. Since 1994 a register of Buildings of Local Importance has also been published in Appendix 1 of the Poole Local Plan. Some buildings may have a neutral or negative impact on the character and appearance of the Conservation Area. These three categories of buildings and structures apply to the Sandbanks Conservation Area. Regardless of the category of protection afforded to buildings, proposed developments must be shown to preserve or enhance the character or appearance of the Conservation Area and exhibit a high quality of design.

In the future it is important that historic properties continue to be identified, as proposals for procedual changes to allow the merging of Planning Permissions with Conservation Area Consents into a more unified system, have been made by English Heritage. Proposals allowing for changes to the heritage protection system may also be introduced allowing demolition controls for Buildings of Local Importance.

Policies , Principles and Guidance

The Department of Communities and Local Government Circular, 01/2007 outlines the basic principles English Heritage uses to select buildings for the national list of buildings of special architectural and historic interest. Various Selection Guides have been published on the English Heritage web site to provide more information on the architectural history of building types.

The Poole Local Plan First Alteration, 2004 contains policies BE16 and BE17. These refer to the requirement that development proposals must be evaluated for the impact they will have on the unlisted buildings that contribute to the character or appearance of a Conservation Area. English Heritage has published criteria for the identification of unlisted buildings in Conservation Areas (see English Heritage, Guidance on Conservation Area Appraisals, 2006).

BACK TO CONTENTS GROUP 1: OLD COASTGUARD ROAD ADDRESS STATUS DESCRIPTION Royal Motor Yacht Club Boatshed makes a positive The Clubhouse and the Boatshed frame the east end of Old 11 Panorama Rd contribution to the CA Coastguard Road providing a backdrop for nearby properties. The Boatshed is a landmark from the harbour and the many yachts moored nearby provide a constantly changing setting. The Clubhouse was originally built in the modern movement style as flats in 1935 then converted to a clubhouse in 1936. Harbour elevations were extensively renovated in 2005.The Boatshed was built in 1929-30 on the grounds of Harveys Tea Rooms for the Haven Co. In 1940 The Admiralty requisitioned the clubhouse for the Royal Naval Air Service, demolished the old pier, and built a 3-story watchtower. The RMYC shortened the shoreline end in the 1970s when the slipway was extended. A new marina was constructed in 1989 plus a concrete slipway with a piled, outer seawall and pontoons. Car park is site of Bonham- Christie house and Balfour’s stables. There is an attractive curved, white rendered boundary wall c. 1936 at the entrance to the Clubhouse car park. An important group of Monterey Pine trees border the Panorama Rd frontage. 12 Old Coastguard Rd Positive contribution Bungalow ~ 1930’s period ‘Spray’ 13 Old Coastguard Rd Positive contribution No.13 is the only small bungalow of its type, though it was extended ‘Seagulls’ towards the shoreline. Dates from the 1930s. The house is single storey, with a hipped clay tile roof and white painted plain rendered elevation.The front elevation has original, small-paned metal windows and gable. The low roof affords harbour views from some perpectives with older rendered chimneys to the west and a newer chimney to the east. Front boundary wall has roughcast render and brick on edge coping. Lawns laid out to the front and rear provide a soft landscape. 14 Old Coastguard Rd Neutral contribution Two storey house from the 1930s the house has been extensively altered.

15 Old Coastguard Rd Neutral contribution A 1930s house with two storey rendered elevations under a simple hipped roof. Front and rear elevations altered with flat roof extensions and large dormer windows. Front boundary wall is similar to No.14. Characteristic scale and roof style.

BACK TO CONTENTS GROUP 1: OLD COASTGUARD ROAD ADDRESS STATUS DESCRIPTION 3-10 Coastguard Rd List of Buildings of Local Reported to be the oldest buildings on Sandbanks.Linked to history Coastguard Cottage Importance of Trinity House lighthouse and first lifeboat station approved in Terrace 1864. Unusual c.1880s polychrome brick terrace of two stories with a pitched slate roof. The brick, semi-circular and segmentally headed windows are particularly important. Good party wall chimney stacks. Nos. 3-6 have been rendered and painted white though the original sash windows have been retained. A small, unusual Dhobi or Wash House survives in the grounds of No.3. Some inappropriate flat roofed extensions and window treatments could be reversed to enhance the character of these key properties. The rendering may also be reversed. Front gardens have small trees and are laid to lawns and borders. No. 8 has a good example of an original, low Purbeck limestone wall with head planted. 2 Old Coastguard Rd Positive contribution Good example of a large 1930s bungalow at a key corner location. 16A Waves Neutral contribution Recently constructed 3 storey, flat roofed house with glass-fronted balcony and terrace to the rear. Paved front garden. Higher and denser development than adjacent properties. 16B Breakers Neutral contribution Constructed with 16A to a similar design with curved roof.

17/18 Old Coastguard Neutral contribution Two storey flat-roofed 1960’s with raked brick plain walls and a Rd balcony overlooking the water. Plot has important archaeological associations with the Old Coastguard Station when there was a boat-house and lighthouse keepers house sited on or nearby. The boundary wall to the property and the public footpath has remnant Purbeck limestone walls, parts of which survive at the entrance to No.18, including gate piers and two semi-circular headed ornamental openings, C.1920 (about 2 m high).

60 Panorama Rd Positive Contribution Constructed as a shop post WWII, before 1954, by RMYC after RMYC Shop purchase of right-of way onto Panorama Road. A plain clay-tiled hipped roof with wide eaves, simple two storey rendered brick elevations with timber casement windows, rendered sills and a moulded shop fascia. Timber shopfront in traditional design. All windows black-painted. Important contribution to streetscape. GROUP 2: HAVEN LAKE ADDRESS STATUS DESCRIPTION 19 Old Coastguard Rd Neutral Contribution Well positioned, recently constructed on plot and near site of Haven Lake House, bombed during WWII. Grounds are well planted. Mature pines near the shoreline are important survivors and landmarks.

BACK TO CONTENTS GROUP 2: HAVEN LAKE ADDRESS STATUS DESCRIPTION 76 Panorama Rd Neutral Contribution Constructed recently in modern “New England” style with weather boarded elevations. 80 Panorama Rd Negative Contribution A c.1960 house constructed on the site of the tennis courts of Haven Lake Lodge. Two storey brick elevations with low-pitched concrete tiled roof, standard wood windows and large, ground “picture” windows. 78 Panorama Rd ‘Haven Recommended for the Important surviving lodge house, c.1930, formerly to Haven Lake Lake Lodge’ List of Buildings of Local Lodge which was bomb- damaged, demolished in the 1960s and Importance recently replaced by 19 Old Coastguard Rd. Hipped slate roof with rendered chimney stacks. Roof slope extends over open porch and main entrance overlooking the drive. Small paned timber casement windows and light coloured rendered walls are simple and constrained. Boundary laid to evergreen hedge with grounds enclosed by the heavily treed grounds of No.84.

GROUP 3: EDWARDIAN VILLAS ADDRESS STATUS DESCRIPTION 84 Panorama Rd Recommended for the Elegant c.1914 Edwardian villa of 2 stories, with light coloured List of Buildings of Local rendered walls on a brick plinth and central, hipped bay projecting Importance over the harbour elevation. Slate covered roof of moderate pitch with two tall rendered chimney stacks with tiled caps and clay pots, featuring prominently in the skyline. Original timber sash windows are typically Edwardian. First floor balcony with its original balustrade overlooks the water though the small verandah below is now enclosed with modern glass. Largest plot in the CA has woodland character with an unpaved drive and public views to the harbour. The pierced concrete block boundary walls detract from the important setting and grounds. 88 Panorama Rd Recommended for the Substantial Edwardian villa constructed in 1914 by local Hillman List of Buildings of Local Contractors (contractors for Round Island House). Two storeys with Importance an attic storey, white-painted rough-cast rendered elevations and steeply pitched clay tile roof with very good rendered chimneys. Some alterations are sympathetic though inappropriate changes are reversible. Coursed rubble Purbeck stone boundary walls are particularly good and worthy of retention. Grounds have woodland character like No.84. Historical associations with Sir John Cadman, Professor of Mining.

BACK TO CONTENTS GROUP 3: EDWARDIAN VILLAS ADDRESS STATUS DESCRIPTION 90 Panorama Rd Neutral Contribution The boathouse replaced a 1920 boathouse when accommodation was required. The steeply pitched, clay tile pyramidal roof, rendered walls and chimney stack and setback are all sympathetic to the design of No.88.

92 Panorama Rd Positive Contribution Built in 1913, originally as Rippleside for Dr.Davidson in the late Arts and Crafts tradition, the house has been altered on the harbour elevation and extended to the rear though it retains its essential built form and roofline, especially when seen from the harbour and in the group with Nos. 84-98.

94 Panorama Rd Neutral Contribution Originally built as Brownsea house in 1910 this house has been altered in the 1960s on the harbour elevation. The house especially when seen from the harbour. Built when plot of Cama was divided in 1963, by Oswald Bailey 96 Panorama Rd Negative Contribution family. Group of Macrocarpa trees near the road contribute to the character of the streetscape and screen the property from public view. Property known as Cama was built in 1911 to designs of Austin & 98 Panorama Rd Positive Contribution Austin, Architects of London as a large villa and Doctor’s office. Very good example of a substantial Arts and Crafts house with a steeply pitched clay tile roof forming a catslide at one end. Some minor alterations have not altered the high quality and essential character of the house. GROUP 4: NORTH HAVEN POINT ADDRESS STATUS DESCRIPTION The original house known as Byfleet was bombed during WWII. 100 Panorama Rd Neutral and Positive Royal Navel Air Servicemen were housed there during WWII. The Contribution only air raid shelter on Sandbanks is in the garden. The boathouse is the best example of its type in the CA and contributes to the character of the shoreline. 102 Panorama Rd Negative Contribution Demolished remnants of a boat house formerly called Starpoint on the shoreline. 106 Panorama Road Positive Contribution C.1900 traditional cottage and last building remaining from the North Haven Point Estate. Plot has heavily treed and exposed position at the mouth of the harbour entrance. Steeply pitched roof with dormer windows that continue over an open porch on the harbourside elevation. Grounds are informal and covered by three major groups of trees which surround and form a dense backdrop to the house and create a distinctive end point for the Conservation Area.

BACK TO CONTENTS

Stage 8 to 1

1 to 2 to 1 Landing 40 1 to 3

135

28 1 to 9 to 1

ROAD 24 Slipway

Sand 1 to 3 to 1

SALTER 1 to 2

34 133

Boat Yard

2.9m Landing Stage 48

44 to 46 to 44

34c 1 to 9 to 1

5 to 12 to 5 Carina Court 36 Garage Midway Path

Pier 54 to 56 to 54

1 to 12 to 1 8 6.4m

15 38

48a 1

50 1 to 5

29 HORSESHOE 11

Summerhill

THE 2 Sand

Pier 52

Sand

14 to 18 to 14 Sand 5 to 1 7 to 12 to 7

Court

58 to 62 to 58

6 1 to 4 to 1 Bergson Sand

5 40

35 3.4m

Sand

5 64 2 20

BM 2.1m SALTER ROAD SALTER

BM 2.66m 1 to 6 to 1

4.26m 16

Boundary Hedging/Greenery Boundary Walls Purbeck Neutral Buildings Views from the Water Footpaths Views 16a 70

1 to 10

Sand 2 46

Sand 14 1 to 6 to 1

Groyne Post 48

Mean Low Water LB

74 25a

Path 43 1

68 25 Landing Stage

2 12 Slipways Sand

PANORAMA ROAD PANORAMA GRASMERE ROAD Sand

56 Sub Sta 76 Slipway

1.2m 6

11 ROAD SEACOMBE 1 to 6 58

Posts 10 Woodrising 56-58 60

Pontoons FS 60 El Boat House Sub Sta 15 8

Pontoons 62a 1.8m

10 12

Mean Low Water 11

11 19 66

2 Yacht Club Royal Motor

19a

GRASMERE ROAD GRASMERE 1

Pontoons 12 14

13 Gin Alley Gin

45 Blue Waters Blue BM 2.97m 3 21a 14

3 16 23 Post 15 2

25 16

Conservation Area Boundary Locally Listed Building Conservation Area Setting Contributing Buildings Proposed Locally Listed Building Negative Buildings

1 Landing Stages Landing

OLD COASTGUARD ROAD 2.7m

Post

16a 24b 69 16 20 a&b 27 26 BROWNSEA ROAD Slipway

Path 21

20a 18

74 30 Slipway 18

X El Sub Sta Sub El

Mean High Water High Mean El Sub Sta

24 Key

19 BM 2.22m

78 1 to 9 19 1 to 8 3.7m 63 78 36 1 to 9

76 1 Sand

33 PANORAMA ROAD PANORAMA 10 to 15

Landing Stage 76 Mean Low Water Low Mean 61

Fairwinds

X 37

4.6m 6 80 59 Landing Stage 80

84 84

PANORAMA ROAD

47a Sand

88 88 2.1m 47

90 Sand 94 92

2.7m 114 96

Sand

112a 112

Pool

Sand 98

Swimming

110 98 108a 100 Landing Stage

Landing Stage Mean Low Water Low Mean

Sand

106 Sand and Shingle and Sand

Landing Stage

Mean High Water High Mean

Sand Water 106

Low Boulders and Shingle Mean North Haven Point Poole Harbour Main Channel

Shingle

Sand Sand North Haven Point (Flashing White) North Haven Beacon

TownscapeCCLW Map:

Sandbanks Conservation Area 2009

Boro Const & UA Bdy UA & Const Boro Co Const Bdy Const Co

Main Channel Main Part 8 Appendix 2 BACK TO CONTENTS Part 9 Appendix 3

Tree Management for the Sandbanks Conservation Area Contribution to Landscape Character and the Environment

The trees of Sandbanks Conservation Area have a special character growing next to and between buildings and creating a woodland character that is atmospheric and typical of a heathland climate. While many of the pine trees are not historically associated with the great, grassy dunes of the peninsula and have resulted from natural regeneration, they have now become an established and highly prized landscape element defining the plots on Panorama Road and the skyline of the shore from the harbour. At North Haven Point and within some plots the trees are densely planted and form a woodland character, underplanted with ferns, rhododendrons and lining the edge of Panorama Road. The architectural qualities of trees is self evident on Sandbanks where the large trees form walls to Panorama Road and canopies on the densely planted plots. They also frame glimpsed views of the harbour and the houses. Plots vary from being carefully managed while others are more natural.

Trees also have an important role in improving the environment in urban areas. Trees improve air quality by filtering pollutants, cooling temperatures and reducing airflow. As a result trees can reduce the energy demands of buildings. The biodiversity of urban woodlands in residential areas is well known as tree crowns provide habitat for birds and invertebrates even in intensely used and managed gardens. Tree root systems hold soil structures together, reduce erosion and contribute to soil conditions.

Trees Issues

The extension and replacement of existing dwellings with larger structures places a tremendous pressure on trees by reducing the ability of roots to function, and the spaces they need to grow. Structures built close to trees will put pressure on root systems and canopy size leading to potentially direct and indirect damage to the tree or structures. Paving over areas and introducing hard landscaping, mainly for drives, reduces the ability of trees to grow and re-establish and can lead to potential damage to the hard landscape. Large trees can cause apprehension to occupiers of nearby buildings during high winds. Trees can shed sap and tree-related honey dew on cars and cause drains to be blocked with seasonally related debris. Buildings need careful planning to adapt to existing trees and trees proposed for planting. Relationships of windows to trees should be planned as trees can block light. Branches can have a direct impact on structures resulting in unsightly pruning attempts. Visibility splays, drainage and underground services are also threats to tree life.

BACK TO CONTENTS Tree Types

The mild winter climate, well-drained sandy soil, and salt laden winds typical of the Sandbanks peninsula, provide suitable growing conditions for a small range of trees and shrubs. This vegetation is an important component of the special character of the Conservation Area.

Trees in the Sandbanks Conservation Area are protected under two Tree Preservation Orders (reference numbers 59/1999 and 61/1999 confirmed in 2000).

Trees Characteristics Scots Pine (Pinus sylvestris) Attractive blue-green needles and warm red bark. It can grow to 25 metres. Its relatively small crown spread and small sized cones make it a suitable species choice where space is restricted Maritime Pine (Pinus pinaster) Long grey – green needles with widely spaced branches forming an open crown, which casts relatively little shade. Particularly suitable for sandy, exposed sites. Can reach 25 metres in height. Monterey Pine (Pinus radiata) A tall (25 metre) tree with spreading canopy. Retains its large cones for many years. Fast growing attractive slender grass-green needles. Silver Birch (Betula pendula) Native broadleaf with attractive silvery white bark and pendulous form. Contrasts well against pines. A light demanding species that grows best in a sheltered location. Casts a light shade. Good species for attracting wildlife. Monterey Cypress (Cupressus macrocarpa) Narrow, erect form when young, broadening as it matures. Tolerant of salt winds and frequently used as a windbreak. The species is often damaged by Corynidium canker but golden cultivars such as ‘lutea’ are a resistant alternative.

Strawberry Tree (Arbutus unedo) Small tree up to 10 metres tall. Strawberry like fruit produced throughout winter. Makes an effective understory tree beneath pines

Holly (Ilex aquifolium) Small tree up to 8 metres in height, glossy leaves with berries produced on female trees. Shade tolerant growing well beneath the canopy of other trees. Holm Oak (Quercus ilex) Hardy tree tolerant of drought and wind exposure. Evergreen leaves form a dense canopy that casts a heavy shade. Makes an excellent windbreak or hedge when clipped.

BACK TO CONTENTS Shrubs Characteristics Escallonia macrantha Evergreen shrub with pink or white flowers. Tolerates clipping and frequently planted as a hedge. Griselinia littoralis Evergreen shade tolerant shrub. It’s bright green leaves and tolerance of clipping make it a popular choice for hedges. Rhododendron cultivars A wide choice of flowering cultivars are available that grow to varying heights. Most will flourish in the shade and shelter provided by evergreen trees. Vigorous species such as ‘ponticum’are not recommended due to their invasive nature.

Management

Before operations or developments occur that can potentially impact on trees inventories, surveys and inspections are advisable. In making the inventories survey data collected in the field should be compiled and mapped with records on the tree history from the Planning Authority on Tree Preservation Notices, other constraints and comments from neighbours.

Inventory Checklist:

Precise location, species and variety of tree Size of tree- (height, crown spread and diameter at breast height) Presence of services General condition (condition of stakes, ties,etc.) Work required to remove any hazard, nuisance or danger Work desirable for cosmetic reasons Frequency of future maintenance Useful life expectancy Number and location of planting positions not occupied Number and location of trees that cannot be replaced Ideal species and rotation for the next generation.

BACK TO CONTENTS Main Operations * *

Areas with plantings established at fairly closed spacings, 2m centres or less, which are intended to form a closed canopy or mass of vegetation require:

 Weed control

 Growth regulation

 Fertilizer application, mulching and irrigation

 Pruning, clearing and brashing (will require approval in CA)

 Thinning, coppicing, laying, layering, pollarding (will require approval in CA)

 Under or inter-planting

Landscape Life Cycle

Woody plants have a long but finite life cycle and, on Sandbanks, many of the pines are even-aged and can be difficult to maintain. Wherever possible new planting should be phased to form a multi-aged population that can endure as older trees mature and require removal. Good care within the first five years of a young tree can give years of growth. Proactive measures can be taken to managing trees with the aim of avoiding crisis situations and extending their lives.

* *Cobham, Ralph, Amenity Landscape Management, E.& F.N.Spon, 1990.

Woodland character is natural and informal Some tree roots disturb hard landscaping if left unchecked

BACK TO CONTENTS Monterey Pines on the shoreline are valuable Monterey Pines have spreading canopies and and rare now attractive silhouettes

The Scots Pine on right is protected by a A good specimen Maritime Pine in middle of this Tree Preservation Order photo is a prominent landscape feature

BACK TO CONTENTS Sandbanks is one side of a classic double sand-spit, opposite the 51 Studland peninsula at the mouth of Poole Harbour. Further Information Environment & Design, Planning & Regeneration Services, Borough of Poole, Civic Centre Poole, Dorset BH15 2RU Minicom Tel: 01202 633333 or 633321 Email: [email protected] or [email protected]

Internet: Read and download the document from www.boroughofpoole.com/planning 52 (Free internet access in all Poole Libraries) This document is available for viewing at the Civic Centre, Planning Services reception & Canford Cliffs Library