Bournemouth Town Centre Tall Buildings Study
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Bournemouth Town Centre Tall Buildings Study 2011 Produced by: Bournemouth Borough Council Tel: 01202 451323 Urban Design Email: [email protected] Town Hall Annexe St Stephen’s Road Bournemouth BH2 6EA This information can be made available in other formats upon request. It can also be downloaded from www.bournemouth.gov.uk/planning All maps within this document are based on Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office. © Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Bournemouth Borough Council - 100019829. 2011 TOWN CENTRE TALL BUILDINGS STUDY Contents: 1.0 Introduction 3.0 A building heights strategy 1.1 Background 2 3.1 Definition of tall buildings 30 1.2 Document purpose 2 3.2 Key constraints 31 1.3 Structure of the study 3 3.3 Preferred locations 32 1.4 Working definition of tall buildings 3 3.4 The Lansdowne 33 1.5 Policy context 4 3.5 Richmond Hill 35 1.6 The benefits and disadvantages of tall buildings 5 4.0 Conclusion and next steps 38 2.0 Townscape analysis 2.1 Historic context 8 2.2 Topography 9 2.3 Building heights 10 2.4 Urban grain 11 2.5 Landmarks 12 2.6 Key vistas 14 2.7 Key views 16 2.8 Landscape 20 2.9 Movement corridors and gateways 24 2.10 Character areas 28 TOWN CENTRE TALL BUILDINGS STUDY 1 1.0 Introduction 1.1 Background Within Bournemouth town centre there is continued pressure for the development of tall buildings. In the right locations, they can be more sustainable forms of development by making efficient use of land and they can create a positive identity for an area. However, because of their size and prominence tall buildings can have a detrimental effect on the appearance and function of a wide area, and so there is a need for a balanced approach towards proposals for new tall buildings in the town centre. 1.2 Document purpose This study forms part of the evidence base for the Bournemouth Town Centre Area Action Plan (AAP). It does not constitute policy advice itself, but it supports the policies of the AAP as part of the Local Development Framework. Through a comprehensive analysis of the town centre, the study identifies the locations in which new tall buildings will be acceptable in principle. Figure 1.1 Aerial view of Bournemouth town centre showing the Area Action Plan Boundary 2 TOWN CENTRE TALL BUILDINGS STUDY 1.0 Introduction 1.3 Structure of the study The rest of the introduction considers the wider background that is relevant to the study, including the policy context and the benefits and disadvantages of tall buildings. In Section 2 an analysis of the townscape identifies the constraints and opportunities that influence the appropriate locations for new tall buildings. Section 3 draws the constraints and opportunities together to identify and make recommendations Royal London House at the Lansdowne for an approach towards tall buildings within the AAP. 1.4 Working definition of tall buildings The English Heritage/Commission for Architecture and the Built Environment’s publication ‘Guidance on Tall Buildings’ (2007) considers tall buildings to be those buildings which are substantially taller than their neighbours and/or significantly change the skyline. This is used as a working definition throughout this document. Following the analysis of the town centre a further refined definition is recommended for use in the Bournemouth Town Centre AAP. Homelife House at the Lansdowne Portman House on Richmond Hill TOWN CENTRE TALL BUILDINGS STUDY 3 1.0 Introduction 1.5 Policy context PPG13: Transport Local guidance Explains how planning can contribute to the A range of national and local policies and Government’s aim for a safe, efficient and Bournemouth District Wide Local Plan guidance is relevant to this study. integrated transport system by reducing the need Adopted in 2002, the Local Plan sets out detailed to travel, reducing the length of journeys and planning policies for the whole Borough. These National policy guidance making it safer and easier for people to access policies will eventually be replaced by policies in jobs, shopping, leisure facilities and services by the Local Development Framework. PPS1: Delivering Sustainable Development public transport, walking, and cycling. Government policy, as set out in PPS1, is to Other local guidance and studies including the get the right developments in the right places. Guidance on tall buildings, CABE and English adopted Exeter Road Study and the Town Centre PPS1 underlines the importance of high quality, Heritage Character and Urban Design Analysis are relevant. inclusive, safe and sustainable development that Offers advice on local policy making for The Bournemouth Plan (Core Strategy) and is appropriate in its context and takes available tall buildings and encourages local planning Bournemouth Town Centre Area Action Plan opportunities for improving the character and authorities to identify suitable locations where Planning policies in these forthcoming documents quality of an area and the way it functions. tall buildings are, and are not, appropriate. will update and replace those in the Local Plan. PPS5: Planning for the Historic Environment Specifies how the planning system will support the conservation of the historic environment and its heritage assets. PPS6: Planning for town centres Sets out how the vitality and viability of town centres should be promoted by planning for the growth and development of existing centres, and promoting and enhancing existing centres, by focussing development in such centres and encouraging a wide range of services in a good environment, accessible to all. Christchurch Road in the Lansdowne Oxford Road in the Lansdowne 4 TOWN CENTRE TALL BUILDINGS STUDY 1.0 Introduction 1.6 The benefits and disadvantages of criticism due to crime and poor security. It photovoltaic panels and wind turbines. tall buildings can also be difficult to provide private outdoor amenity space in a residential tall building. Passive cooling, in which buildings are ventilated Tall buildings can make efficient use of land and and cooled without energy consuming pumps can be a more sustainable form of development, Although tall buildings may provide advantages and machinery, can be a substitute for artificial particularly if they are located in areas where in terms of sustainability by being located in cooling. Sustainable design and construction sustainable transport choices can be made. sustainable locations, they can also be very are likely to be increasingly valuable marketing energy intensive, using power for lifts, heating points for taller buildings, not only in terms of If they are in the right place and are well and cooling systems. Their relatively large reducing operating costs but also in delivering a designed, tall buildings can have a positive surface area can increase energy use for heating forward-thinking and ethical image for occupiers. effect on the image of the town and can promote and cooling. investment and regeneration, helping to create a Some tall buildings have been found to have memorable townscape, define key arrival points Tall buildings can however take advantage of adverse effects on their local environments. and emphasise topography. their size and form and use their access to Their physical size and form can cause sunlight and wind power for solar panels, overshadowing, down draughts and lateral winds. However, tall buildings are large, prominent and can have a detrimental impact on the appearance and function of a wide area. Poorly designed or badly located tall buildings can be visually intrusive and have an adverse effect on the character of an area, the skyline, key views, heritage assets and open spaces. A number of tall buildings across the country have earned a bad reputation in the past due to poor quality design, detailing and construction, and lack of maintenance, which are all the more obvious because of the size of the buildings. Some residential tall buildings have attracted Buildings on Richmond Hill creating a memorable townscape A commercial tall building providing outdoor amenity space TOWN CENTRE TALL BUILDINGS STUDY 5 1.0 Introduction Tall buildings have also been criticised for negative impacts where the building meets the ground, by presenting hostile, blank frontages and hindering pedestrian movement and public access. Where tall buildings incorporate a mix of uses, they can ameliorate this, for example by providing ground floor shops, cafes or restaurants. Allowing public access to top floor restaurants and viewing points can also help communities to accept taller buildings. At ground floor level on larger plots, several entrances and routes through the building can make it easier for pedestrians to get around. Public open space also helps to ameliorate any A blank and hostile frontage adverse effects of the building on its immediate environment. For these reasons, tall buildings need to be well designed and in the right locations. The following chapters identify constraints and set out where tall buildings are considered appropriate. • Landscaping helps to soften a building’s frontage A well-designed tall building in the right location with a good active frontage 6 TOWN CENTRE TALL BUILDINGS STUDY 2.0 Townscape analysis TOWN CENTRE TALL BUILDINGS STUDY 7 Townscape analysis: 2.1 Historic context Historic buildings and spaces make a considerable contribution to the character, quality and appearance of much of the town Meyrick Park centre and can encourage tourism and business investment. Tall buildings have the potential to Railway station adversely affect or compete with the significant features of these assets. Nationally designated heritage assets are defined as buildings, monuments, sites, places, areas or landscapes that have significance because of their historic, archaeological, architectural or artistic interest and consequently merit consideration in planning decisions.