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. These designated heritage assets are protected by national primary legislation and include listed buildings, conservation areas, registered parks and gardens and scheduled monuments.

In the AAP area there are 67 listed buildings or groups of listed buildings and the Upper, Lansdowne roundabout Central and Lower Pleasure Gardens are grade II* BIC listed. Conservation areas are areas of special architectural or historic interest and there are 5 areas located partly or entirely within the AAP Conservation Area area: Gardens • West Cliff and Poole Hill Listed Building outside • Meyrick Park and Talbot Woods Westover Road Conservation Area • Old Christchurch Road • Dean Park Figure 2.1 Conservation areas, listed buildings, parks and gardens, and locally listed buildings • East Cliff 8 TOWN CENTRE TALL BUILDINGS STUDY Townscape analysis: 2.2 Topography

The topography of the town centre has been particularly influential in Bournemouth’s Station Horseshoe Common development. Buildings have been positioned outside of the flood plain of the Bourne Stream, leaving an undeveloped area of land that is now Richmond Hill Meyrick Park the Gardens and the Square.

Roads such as Old Christchurch Road, Westover Road and Commercial Road follow the contours and gentle inclines of the valleys. The Lansdowne is positioned on a relatively level plateau where layouts have not been as constrained by the topography, and so roads are Lansdowne straighter and more grid-like there. roundabout The In contrast, Richmond Hill is a route that ignores Triangle the contours and heads directly uphill from the Square. Another relatively level area of plateau lies at the top of Richmond Hill.

Tall buildings tend to be more prominent where they are located on the cliff or on a ridge line, as the change in topography allows wider views Old Christchurch from the surroundings. On plateaux or where Road Hill tops and plateaus inclines are shallower, the visual impact of tall Square buildings can be lower. Valleys Commercial Westover Road Road Lower Gardens Seafront

Figure 2.2 Topography

TOWN CENTRE TALL BUILDINGS STUDY 9 Townscape analysis: 2.3 Building heights

Building heights across the town centre range from 1 storey to 13 storeys, although most Station Meyrick Park Horseshoe Common buildings are between 3 and 4 storeys in height, and buildings of over 7 storeys are an exception. Richmond Hill Clusters of buildings of over 6 storeys in height are found at the Lansdowne and on Richmond Hill, and buildings of over 5 storeys are found more often along the cliff top and near the main shopping streets of Old Christchurch Road, Westover Road and near the Square.

Buildings tend to be of a more residential scale Beale of between 1 and 3 storeys in the West Hill Place and West Cliff areas, in the upper part of Old Christchurch Road and in the vicinity of Madeira

Road. On the East Cliff there is a range of Exeter building heights. Road

Some existing tall buildings, for example in parts of the East Cliff and the West Cliff, do Lansdowne roundabout not integrate well with the character and more Lower Gardens residential scale of the area.

Square 1/1½ storey 5/5½ storey 2/2½ storey 6/6½ storey Pier Approach 3/3½ storey 7 + storey 4/4½ storey

Figure 2.3 Building heights

10 TOWN CENTRE TALL BUILDINGS STUDY Townscape analysis: 2.4 Urban grain

The central part of the town centre typically has a relatively tight urban grain. There is limited space between buildings and a variety of small Meyrick Park plots make up the larger development blocks. This gives an attractive amount of variety to the Station / ASDA design of buildings within the town centre.

There are some instances where the overall development blocks have become quite large. For example, Westover Road, Commercial Road, the station and the BIC have no attractive routes linking the roads either side of the blocks together. These large blocks reduce permeability and make moving around the town centre more difficult. In Westover Road Commercial and Commercial Road the lack of permeability Road area contributes to the highly linear nature of the shopping area.

Other areas such as the Lansdowne tend to have larger plots and a looser urban grain with BIC standalone larger footprint buildings.

In some parts of the town centre individual buildings are positioned in open space that do not form part of a coherent block, for example Westover Road the Pavilion. Large impermeable blocks

Figure 2.4 Urban grain in the town centre

TOWN CENTRE TALL BUILDINGS STUDY 11 Townscape analysis: 2.5 Landmarks

There are a number of prominent buildings that make the townscape memorable or make Homelife a significant contribution to Bournemouth’s St Stephen’s Church House skyline. This is either due to their height or because of their distinctive design.

Church spires frequently punch above the tree canopy and are a distinctive part of the skyline. Taller buildings at the top of Richmond Hill are situated on the ridge of the valley and have distinctive design features which mean they are visible in views across the town centre. St Peter’s Not all landmarks are tall buildings. Some Church buildings have a unique appearance, for example the Royal Bath. Others have a unique relationship with the surrounding spaces, for example the Pavilion, that make them memorable. BIC It should be noted that while some buildings Bournemouth are memorable, they do not necessarily make a and Poole College Clock particularly positive visual contribution to the Tower appearance of the town centre. This is true for the majority of the modern landmarks in the town centre area. Pavilion Historic landmarks Modern landmarks

Figure 2.5 Important town centre landmarks

12 TOWN CENTRE TALL BUILDINGS STUDY Townscape analysis: 2.5 Landmarks

St Stephen’s Church War Memorial in Central Gardens Former St Andrew’s church

BIC Homelife House Richmond Gate

TOWN CENTRE TALL BUILDINGS STUDY 13 Townscape analysis: 2.6 Key Vistas

A vista is a wide general view, which in the town centre is either of the townscape or the coast.

The cliff tops and seafront provide 180 degree views out to the sea and of the surrounding coast. No other significant vistas exist of the sea. However, there are some other narrower sea views which are explored in section 5.3.

Significant vistas also exist from Terrace Road, Avenue Road and Priory Road across to the east side of town. In general, the pattern of development and landscaping results in more vistas being revealed from the west side of town across to the east than vice versa. An Figure 2.6 Vista from cliff top and seafront Figure 2.7 Vista from Terrace Road important characteristic of these vistas is the way the visible buildings are nestled in amongst vegetation and mature trees.

The West Cliff, East Cliff and Lansdowne areas are relatively flat. This, combined with the buildings, and in the East Cliff the vegetation, does not allow any significant vistas to be obtained.

Figure 2.8 Vista from Priory Road Figure 2.9 Vista from Avenue Road

14 TOWN CENTRE TALL BUILDINGS STUDY Townscape analysis: 2.6 Key Vistas

Vista from cliff top of the coast and seafront Vista from Terrace Road across to the east side of town Part of the Terrace Road vista

Vista from Priory Road Vista from Avenue Road Lansdowne vistas are restricted by flat topography

TOWN CENTRE TALL BUILDINGS STUDY 15 Townscape analysis: 2.7 Key Views

The topography of the town centre and layout of buildings create a large number of views and glimpses into other parts of the town Meyrick Park Horseshoe Common centre. The key views are those to either the sea or prominent buildings in the townscape. P The topography of the western part of the town centre, combined with the historic buildings that tend to be of a domestic height, reveal many O views of St Michael’s Church. Similarly, St Peter’s Church spire is visible in a number of A B view points. N I M Q In other parts of the town centre, the C topography and landscaping result in views being H directed along the lines of the roads. In the G F J East Cliff and the West Cliff, where roads head R towards the cliff, sea views are often revealed. D L

E K

Pier Key view

Figure 2.10 Important views within the town centre

16 TOWN CENTRE TALL BUILDINGS STUDY Townscape analysis: 2.7 Key Views

A B C

View from St Stephen’s Road to St Michael’s Church View of St Stephen’s Church and Richmond Gate View up Avenue Road to St Michael’s Church

D E F

View along Durley Road View down Beacon Road towards the sea View along Terrace Road to St Michael’s church

TOWN CENTRE TALL BUILDINGS STUDY 17 Townscape analysis: 2.7 Key Views

G H I

View down Poole Hill View down Commercial Road to St Peter’s Church View down Richmond Hill to former St Andrew’s Church

J K L

View of St Peter’s Church View from BIC to the sea View along Westover Road to Royal Bath

18 TOWN CENTRE TALL BUILDINGS STUDY Townscape analysis: 2.7 Key Views

M N O

View of St Peter’s Church from St Peter’s Road View up Old Christchurch Road of clock tower View down Holdenhurst Road to East Cliff Church

P Q R

View from Holdenhurst Road to Homelife House View along St Swithun’s Road to East Cliff Church View down Bath Road

TOWN CENTRE TALL BUILDINGS STUDY 19 Townscape analysis: 2.8 Landscape: Public spaces

Within the town centre, the Lower and Central Gardens form the most significant green Meyrick Park Horseshoe Common space, running through on a north-south axis. Horseshoe Common also provides a large area of green space but does not attract people in the same way as the main Gardens. A further significant area of green space can be found on the West Cliff.

Just outside the town centre is Meyrick Park, a very large green space containing golf, bowls, sports pitches and woodland. This space is important for sport, community and recreation activities. It is also used to host events and to support other events happening in the town centre, for example by acting as a parking area. Square

In comparison to green public spaces, urban Lower Gardens spaces are fairly limited. The Square is situated on the cross over between the Gardens and the main shopping streets and is the most important focal point for activity. However, due to a lack of other urban spaces the Square can become congested with competing users. The other main area of urban space is at the Pier Approach, Public green space which gives access to the seafront and beach. Public urban space Bourne Stream Distinctive tall buildings can help to define these Pier Approach West Cliff Sea spaces, but could overshadow them or dominate them, adversely affecting the character of the Figure 2.11 Landscape: there are a number of important public spaces in and around the town centre area.

20 TOWN CENTRE TALL BUILDINGS STUDY Townscape analysis: 2.8 Landscape: Public spaces

The Lower Gardens attract large numbers of people Horseshoe Common is a fairly quiet green space The Square is a focal point for activity

The urban space at the Pier Approach The West Cliff is a relatively large green space At times the Square can become overly congested

TOWN CENTRE TALL BUILDINGS STUDY 21 Townscape analysis: 2.8 Landscape: Significant trees

There is a large number of trees within the town centre, and vegetation is an important Meyrick Park Horseshoe Common part of the town centre’s character. Many of the trees are protected by Tree Preservation Orders and must be respected by any proposed development.

Notably there is an absence of significant trees within the main shopping streets of Commercial Road and Old Christchurch Road. Existing trees are often poorly positioned to allow people to move freely.

In addition, the whole of the Lansdowne Area and some parts of West Cliff are devoid of any meaningful tree cover.

Often being of a similar height, mature trees effectively screen many of the buildings in the town centre and vistas across the town are generally dominated by trees rather than buildings. In these areas, removal of the trees or construction of buildings that are taller than the trees is often inappropriate.

Pier Approach

Significant tree/vegetation

Figure 2.12 Significant trees and groups of trees within the town centre

22 TOWN CENTRE TALL BUILDINGS STUDY Townscape analysis: 2.8 Landscape: Significant trees

Trees are abundant in the East Cliff area The Lansdowne has limited tree cover Commercial Road contains some poorly positioned trees

The Gardens contain many mature trees Trees form an important part of vistas across the town Wider views show the large number of trees in the town

TOWN CENTRE TALL BUILDINGS STUDY 23 Townscape analysis: 2.9 Movement corridors and gateways: points of arrival

Most people coming to the town centre on Station foot, bicycle or in a vehicle will arrive at one Richmond Hill of the roundabouts located around the edge St Paul’s of the town centre area. The roundabouts are Bournemouth West typically dominated by road infrastructure Bourne Avenue and some are not well defined by built form. Additionally, the roundabouts often lack any Holdenhurst memorable features or clear identity. There Road are, therefore, no access points that create a completely positive sense of arrival to the town centre.

The railway station, which is also a significant St Michael’s arrival area for buses and coaches, forms an important arrival point into the town centre.

Gervis Place, next to the main town square and the Gardens, is an important arrival point for local buses. St Swithun’s Lansdowne roundabout Tall buildings can help to create a sense of place and help people find their way around, particularly where they are used as landmarks Gervis Place to define key gateways. At some gateways into the town centre, tall buildings may therefore be Key vehicular arrival route appropriate, subject to other considerations. Important arrival point Public transport arrival point

Figure 2.13 Main points of arrival into Bournemouth town centre

24 TOWN CENTRE TALL BUILDINGS STUDY Townscape analysis: 2.9 Movement corridors and gateways: points of arrival

St Paul’s roundabout Bournemouth Station roundabout Bournemouth West roundabout

Lansdowne roundabout Arriving at the station area by bus The environment around the station

TOWN CENTRE TALL BUILDINGS STUDY 25 Townscape analysis: 2.9 Movement corridors and gateways: pedestrian and cycle routes

Key pedestrian routes are focused on and concentrated around the Square. Commercial Road and Old Christchurch Road provide the Station main east-west route and the Gardens create an Richmond Hill attractive north-south route that connects the seafront with the Square. The route along the seafront itself is an important leisure amenity.

A number of cycle routes exist within the town centre area, although these routes are largely fragmented and do not create a connected network of cycle routes.

In the summer the route along the seafront is Beale Place restricted to certain times of the day. Cycling is also restricted in the pedestrian areas and in part of the Gardens. Cycle parking is available St Swithun’s Road in various locations around the town centre. Exeter Road

By concentrating more development in one place, tall buildings can promote walking Lansdowne and cycling, as more people are coming and roundabout going. However, care must be taken with Gervis Place building frontages to ensure they are attractive and welcoming. Pedestrian and cycle desire Important pedestrian route lines around and through large plots and the Off road cycle route microclimate created by tall buildings must also On road cycle route be considered. Cycle parking

Figure 2.14 Pedestrian and cycle routes in the town centre

26 TOWN CENTRE TALL BUILDINGS STUDY Townscape analysis: 2.9 Movement corridors and gateways: bus and vehicle routes

Yellow Buses and Wilts and Dorset operate Station the main bus network within the town centre. Richmond Hill Generally bus provision is good and patronage is St Paul’s relatively high. Bournemouth West Bourne Avenue Where streets are wide, for example in the Lansdowne area, buses can easily be Holdenhurst accommodated and most routes are focused on Road such streets. Gervis Place is the main central area for bus pick up and drop off. The other main bus area is at the railway station.

The main vehicular routes encourage traffic away from the centre of town and aim to divert through traffic to the Wessex Way or through St Michael’s the centre via Bath Hill and the Pier Approach flyover. Access by private vehicle into the centre of the town is nevertheless possible in most instances. St Swithun’s Lansdowne Development within easy walking distance roundabout of public transport routes allows people to choose more sustainable transport options. Gervis Place Tall buildings have the potential to focus a greater intensity of use and more people in a Major bus route given location, and therefore should be located Bus route in more sustainable locations close to public Major vehicle route transport routes. Vehicle route

Figure 2.15 Main bus and vehicle routes

TOWN CENTRE TALL BUILDINGS STUDY 27 Townscape analysis: 2.10 Character areas

The character of an area is informed by the combination of many aspects that make it distinct from anywhere else, such as the type Meyrick Park of buildings, height of development, layout of buildings, land uses, natural features, specific details or materials, and distinguishing sounds or Asda smells.

The Bournemouth Town Centre Character and Urban Design Analysis has identified nine areas of distinct character within the AAP area. There are different issues and opportunities for improvements within each of these areas. These areas can be seen in figure 2.16 and are listed below:

• Central • Lansdowne • Upper Old Christchurch Road • Richmond Hill Lansdowne • West Hill BIC roundabout • West Cliff • East Cliff

• Bath Hill Central West Cliff • Seafront Lansdowne East Cliff Upper Old Christchurch Road Bath Hill More detailed information about the different Richmond Hill Seafront areas and their characters can be found in the West Hill Bournemouth Town Centre Character and Urban Design Analysis. Figure 2.16 The different character areas across Bournemouth town centre

28 TOWN CENTRE TALL BUILDINGS STUDY 3.0 A building heights strategy

West Cliff East Cliff Bath Hill Seafront

TOWN CENTRE TALL BUILDINGS STUDY 29 A building heights strategy: 3.1 Definition of tall buildings

The English Heritage/CABE publication ‘Guidance on Tall Buildings’ (2007) considers tall buildings to be those buildings which are substantially In the Town Centre, tall buildings are those that: taller than their neighbours and/or significantly change the skyline. • are substantially taller than their neighbours, and/or This study has identified that buildings in the Town Centre vary in height but the predominant character is buildings of between two and six • significantly change the skyline, and/or storeys (see figure 2.9).

For the purposes of the Bournemouth Town • are taller than six commercial storeys or equivalent. Centre Area Action Plan, this study therefore recommends the following definition.

A proposed tall building in the Lansdowne Marshall Point is a significant building on the skyline Melbury House at the Lansdowne

30 TOWN CENTRE TALL BUILDINGS STUDY A building heights strategy: 3.2 Key constraints

This study has identified a number of constraints that limit the areas in which tall buildings Horseshoe Common may be appropriate. In particular, constraints Meyrick Park include:

• Conservation areas • Listed parks and gardens • Listed buildings • Key views and vistas • Significant trees and vegetation • The character of the area • Established patterns of building heights • Public spaces • Individual buildings and groups of buildings of townscape merit

Figure 3.1 shows that large parts of the town centre are designated conservation areas. These Conservation area in areas, along with the Grade II* listed gardens the Town Centre also host many of the significant trees. The key Conservation area views in the town centre are mostly focused Pier outside Town Centre around the Bourne Valley, with the changes Listed gardens in gradient providing opportunities for longer 1/1½ storey 5/5½ storey Listed Building outside 2/2½ storey 6/6½ storey Conservation Area distance views. 3/3½ storey 7 + storey 4/4½ storey Key view New tall buildings will not be suitable where they have a negative impact on the identified Figure 3.1 Key constraints constraints.

TOWN CENTRE TALL BUILDINGS STUDY 31 A building heights strategy: 3.3 Preferred locations

Areas in the Lansdowne and at Richmond Hill are Station identified as areas that: Meyrick Park Horseshoe Common • Have fewer identified constraints, Richmond Hill St Paul’s • Have existing clusters of tall buildings, Bournemouth West • Have good quality transport links, particularly public transport, bicycle and Bourne Avenue Holdenhurst walking links, Road • Are areas in which development would have a reduced effect on identified key views and vistas.

These characteristics make them more appropriate for the development of new tall buildings in line with the definition outlined in section 3.1. The identified areas are shown in figure 3.2.

While there could appear to be opportunities for tall buildings outside of the conservation areas Exeter Road elsewhere in the town centre, for example in the St Swithun’s Exeter Road and Old Christchurch Road areas, Lansdowne constraints preclude new tall buildings being roundabout acceptable outside of the preferred locations.

These constraints include the established pattern Gervis Place of building heights, impact on public spaces and 1/1½ storey 5/5½ storey movement patterns. 2/2½ storey 6/6½ storey 3/3½ storey 7 + storey New developments in the preferred locations Preferred location for tall buildings 4/4½ storey will need to take into account and conform with all relevant planning policy and guidance. Figure 3.2 Preferred locations for tall buildings

32 TOWN CENTRE TALL BUILDINGS STUDY A building heights strategy: 3.4 The Lansdowne

Description: the town centre’s largest group of tall buildings, comprising a large number of buildings of six storeys or above. There are also several vacant plots and empty or underused buildings. The area benefits from close proximity to a range of facilities, including an ASDA supermarket, and is within walking distance of the main shopping area.

Historic context: the East Cliff Conservation Area lies adjacent to the east. The Grade II Listed central railway station is to the north and the Grade II Listed East Cliff United Reformed church lies to the east. Homelife House, a distinctive, locally Listed, relatively modern Figure 3.3 Historic context Figure 3.4 Topography and views 1980’s office building, is located within the Lansdowne tall buildings area at 26-32 Oxford Road.

Topography and views: the area forms part of a fairly level plateau to the north-east of the Bourne Valley, and views into and out of the area are somewhat contained.

Landscape: the area is largely devoid of any meaningful tree cover and there is a limited amount of landscaping and public open space.

Figure 3.5 Aerial view of part of the Lansdowne area

TOWN CENTRE TALL BUILDINGS STUDY 33 A building heights strategy: 3.4 The Lansdowne

Movement corridors and gateways: the Lansdowne is a sustainable, high profile location at a gateway to the town centre. It is close to the railway and coach stations, which are well served by local buses. The area is also easily accessed by vehicle from the Wessex Way.

Urban grain: the area has larger plots and a looser urban grain with standalone larger footprint buildings.

Existing building heights: there is a cluster of tall buildings in this area. Most buildings are over 6 storeys in height, although a few exceptions are lower than 4 storeys. Figure 3.6 Movement corridors and gateways Figure 3.7 Heights of existing buildings Landmarks: Homelife House is a key landmark in the area. Outside of the area, the nearby Bournemouth and Poole College Clock Tower is a key historic landmark.

Figure 3.8 Homelife House Figure 3.9 Holdenhurst Road street scene

34 TOWN CENTRE TALL BUILDINGS STUDY A building heights strategy: 3.5 Richmond Hill

Description: a small cluster of buildings of up to 13 storeys, some vacant or underused plots and some vacant buildings.

Historic context: Old Christchurch Road Conservation Area lies immediately adjacent to the west, south and east of the area, and the Meyrick Park and Talbot Woods Conservation Area is nearby to the west. Listed buildings adjacent or nearby include:

• Walton House and Salisbury House, 56 and 58 Richmond Hill, Grade II Listed • Granville Chambers, 21 Richmond Hill, Grade II Listed Figure 3.10 Historic context Figure 3.11 Topography and views • Dalkeith Buildings, 83-101 Old Christchurch Road, Grade II Listed

Topography and views: the land slopes steeply down towards the Square and the Bourne valley; views from the west of the town centre are softened by the landscaping and verdant setting. Buildings are constructed around the contours or stepping up the hill.

Landscape: the area has a large number of significant trees, some of which are protected by Tree Preservation Orders. There are a number of mature trees on spacious plots and many landscaped frontages.

Figure 3.12 Aerial view of the Richmond Hill area

TOWN CENTRE TALL BUILDINGS STUDY 35 A building heights strategy: 3.5 Richmond Hill

Movement corridors and gateways: Richmond Hill is a sustainable location close to the Square and Gervis Place, the focus for buses in the centre of town. The area is adjacent to the Wessex Way at at a high profile vehicular gateway to the town centre.

Urban grain: many of the buildings are constructed around the contours of Richmond Hill with a looser urban grain. Buildings tend to be standalone and set in fairly spacious plots.

Building heights: most buildings are over 7 storeys in height, with 13 storeys being the current maximum in height. Figure 3.13 Access Figure 3.14 Heights of existing buildings Landmarks: buildings in the area tend to be more modern, and key landmarks include Portman House (Nationwide offices), Marshall Point (Pru Health offices), and Richmond Gate (residential building).

Figure 3.15 Portman House and Richmond Gate Figure 3.16 Richmond Hill street scene

36 TOWN CENTRE TALL BUILDINGS STUDY 4.0 Conclusion and next steps •

TOWN CENTRE TALL BUILDINGS STUDY 37 4.0 Conclusion and next steps

This Tall Buildings Study has undertaken a comprehensive analysis of the town centre. Based on the analysis, a definition of tall buildings in Bournemouth Town Centre has been clarified, and the locations in which new tall buildings will be acceptable in principle have been identified. These preferred locations for tall buildings are at the Lansdowne and at Richmond Hill.

Outside of these areas, constraints have been identified that would make it likely that new tall buildings would be damaging to the character of the town centre. Holdenhurst Road in the Lansdowne New developments in the preferred locations will nevertheless need to take into account and conform with all relevant planning policy and guidance.

This study provides evidence and analysis to support the policies of the Bournemouth Town Centre Area Action Plan (AAP), which will be part of the Local Development Framework of planning policy documents for the Borough of Bournemouth. The AAP will also help the Bournemouth Town Centre Master Vision to deliver its aims to reinvigorate and rejuvenate the Town Centre.

Oxford Road in the Lansdowne Waverley House, Holdenhurst Road

38 TOWN CENTRE TALL BUILDINGS STUDY