List of Planning Applications s2
Borough of Poole
Planning Committee
List of Planning Applications
THURSDAY 27th SEPTEMBER
BOROUGH OF POOLE
Planning Committee
DATE: 27th September 6.00pm
NOTES:
1. Items may be taken out of order and therefore no certain advice can be provided about the time at which any item may be considered.
2. Applications can be determined in any manner notwithstanding the recommendation being made.
3. Councillors who are not members of the Planning Committee but who wish to attend to make comments on any application on this list or accompanying agenda are required to give notice by informing the chairman or Head of Planning Design & Control Services before the meeting.
4. Councillors who are interested in the detail of any matter to be considered should consult the files with the relevant officers to avoid queries at the meeting.
5. Any members of the public wishing to make late additional representations should do so in writing or by contacting their Ward Councillors prior to the meeting.
6. Letters of representation referred to in these reports together with any other background papers may be inspected at any time prior to the Meeting and these papers will be available at the Meeting.
7. For the purposes of the Local Government (Access to Information) Act 1985, unless otherwise stated against a particular report, “background papers” in accordance with section 100D will always include the case officer’s written report and any letters or memoranda of representation received (including correspondence from all internal Borough Council Service Units).
8. Councillors are advised that if they wish to refer to specific drawings/plans which are not part of these papers to contact the relevant case officer at least 24 hours before the meeting to ensure these can be made available.
TABLE OF CONTENTS
Planning Committee
27th September 2007 at 6.00pm
Not before 6.30pm / Page1 / Broadstone Hotel, Station Approach / 07/12916/007/F / 4
2 / 47A Lindsay Road / 07/08426/021/F / 12
3 / Yates Wine Lodge, 89 High Street / 07/04199/043/F / 19
4 / 3 Ravine Road / 07/01169/006/F / 23
5 / 25 Canford Cliffs Avenue / 07/06809/006/F / 31
Not before 7.30pm
6 / 5 Westheath Road / 07/07647/006/F / 39
7 / 3 Westminster Road / 07/04370/007/F / 46
8 / 19 Penn Hill Avenue / 07/05708/005/F / 56
9 / 19 Enfield Avenue / 07/39532/001/F / 59
10 / 4 Palmerston Road / 07/39574/000/F / 62
11 / 35 St Osmunds Road / 07/21758/004/F / 65
Item No: 1
Case Officer: Ms C M Dick
Site: Broadstone Hotel, Station Approach, Poole, Dorset, BH18 8AX
Application No: 07/12916/007/F
Date Received: 14th March 2007
Agent: Western Design Architects Barnwheel House 52 Gravel Lane Charlton Marshall Blandford Dorset DT11 9NS
Applicant: Primetower Properties Ltd
Development: Refurbishment & remodelling works to existing Public House. Demolition of south west wing and rear single storey structures, erection of 30 flats and one house
Ward: O 150 Broadstone
This application has been brought to Planning Committee by Councillor Brooke due to concerns expressed by the Residents Association, Broadstone First School and individual residents regarding car parking and traffic volumes, density, bulk and mass, privacy and overlooking
Site Description
The site comprises a large Victorian building which is sited on the corner of Station Approach and Moor Road which was until recently trading as a pub known as the ‘Broadstone Hotel’. There are smaller buildings towards the rear of the site adjacent to the common boundary with the school which include a skittle alley.
The site is bounded to the south by a 3 storey office building. Abutting the western boundary is the playground to Broadstone First School. To the north on the opposite side of the road is a 3 storey flatted block. To the east on the opposite side of the road is Broadstone Leisure Centre.
The site is covered by a TPO.
Current Proposal
· It is proposed to refurbish the existing Broadstone Hotel which will be retained as a pub and demolish the existing out buildings at the back of the site. It is proposed to redevelop the rest of the site to residential.
· The development will consist of 30 flats and 1 house arranged in 3 blocks (typically 3 stories with the upper floor (4th floor) contained largely within the roof, which will form a ‘U’ shape with a small internal landscaped courtyard. There will be a basement car park which will accommodate 34 car parking spaces 3 of which are for staff of the pub.
Planning Policy
The following policies of the Poole Local Plan (Adopted 2004) are relevant in the determination of this application:-
BE1 - (Design)
NE1 - (Pollution and Noise)
NE15 - (Sites of International Importance)
NE16 - (Sites of Scientific Interest)
NE17 - (Development Adjacent to Heathland)
NE27 - (Individual or Grouped Trees)
NE28 - (Tree Preservation Orders)
T11 - (Car Parking Maxima)
T13 - (Traffic Generated by Development)
H4 - (Housing Development)
H5 - (Affordable Housing)
H9 - (High Density Housing)
H13 - (Purpose Built Flats…)
L17 - (Provision for Recreation Facilities)
CF5 - (Retention of Community Facilities)
The site is outside the Broadstone Conservation Areas, although these have recently been appraised in The Broadstone Conservation Area Appraisal and Management Plan 2007.This is currently undergoing public consultation.
REPRESENTATIONS
There have been 40 letters of representation. The concerns raised are as follows:
· A number of properties will have views across the playground of the adjoining Broadstone First School which raises privacy and security concerns .
· High density housing not in keeping with the character of the area
· The amount of extra traffic and parking problems these flats would create would mean approx 40 extra cars to park in and around the flats. The pub also at peak times would require between 40 – 70 spaces if it is going to be a viable business.
· Extra traffic generated would increase an already heavily used road and have a detrimental knock on effect on the one way system past the school.
· The flats may bring in more families into an area where the school is already over subscribed.
· The parking survey submitted is incorrect as it states that the ‘parking on station approach is for an hour- it is not- it is for half an hour.
· The increase in the number of cars in this area would pose a threat to children’s safety (walking along the road to school).
· Four storey buildings are out of character with the area
· The height of the buildings would darken the playing area and reduce enjoyment.
· There should be some form of barrier/warning bollards put in place to prevent children running across in front of this access point.
· A wide pavement should be maintained as this path is often used by people with pushchairs and double pushchairs and children with scooters.
· Traffic approaching Station Approach goes too fast and as a regular walker it is often difficult to cross with children. There should be some form of speed restrictions and ideally a pedestrian crossing on this road- a developer contribution?
· Are the developers proposing any affordable housing or providing any communal outside space
· What may happen if the hotel falls into poor management, will this then be redeveloped?
· The four storey block of flats will overshadow the Broadstone Hotel.
Support
· A Gastro pub would be a welcomed addition but taking away valuable parking space may lead to the later demise of the Broadstone Hotel as a public amenity.
· Support the refurbishment of the Broadstone Hotel property and returning to its Victorian splendour.
· Support the modernisation of the current public house (family pub which is child friendly (beer garden/play area) preferable to a Gastro pub
· Welcome more flats which add to the range of housing in the village, helping more people to live within walking distance of the shops and facilities.
· The objections on bulk and design are not sustainable.
· The scheme is sensitively designed and believe that Broadstone centre could easily accommodate buildings of this size.
· One car park space per flat is reasonable given the size and schemes central location.
· Parking for the pub is plentiful in the evenings in the public car park nearby or in local roads
Broadstone Residents Association
· Welcome some form of development but there are a number of concerns regarding this particular scheme.
· The bulk, height and mass of the current proposal would result in a form of gross over-development. If approved will set a precedent for 4 storey flat development elsewhere in Broadstone.
· Provision of 1 parking space for each residential unit and 3 spaces for staff of the pub is unrealistic.
· The parking survey submitted with this application was received with some suspicion. The on-street parking count over the three weeks last October was taken when the Broadstone Hotel was closed as the new licence was only obtained at the end of November. The Hotel was closed all day during the count in February this year and only opened during the evenings with very few patrons.
· Difficult to find parking spaces in the day and evenings.
· An element of affordable housing should be included in any scheme on this central site.
· Flats will overlook the First School playground.
· If allowed to proceed a condition should be attached to ensure that the re-furbished Public House is completed before new development is allowed to proceed.
Chamber of Commerce
· Are in favour of this development. Are pleased that the developer is planning to retain and improve the Broadstone Hotel.
· The design of the apartments would be suitable for town centre living and would suit young professionals and retired couples.
· Understand concern with lack of car parking, acknowledge that parking is not always necessary with town centre pubs. Local residents should be encouraged to walk and for visitors there is public parking in Station Approach and surrounding roads
· A family friendly pub is in keeping with Broadstone
· Not convinced that affordable housing is best suited to be on site in this instance due to proximity to the pub, lack of gardens and located on a busy one way system. Therefore encourage affordable housing to be either through a shared ownership purchase for FTBs and Key Workers or contributions taken but used elsewhere in another more appropriate development in a residential area.
Head of Transportation Services – objection
Head of Housing – no objection to the content or figures given in the viability report.
Planning Considerations
The existing Victorian building which last operated as a pub and known as the ‘Broadstone Hotel’, is to be retained and be renovated and modernised externally and internally. The proposal involves constructing a new gable (replicating the existing gable) and a new chimney.
The proposals involve alterations to fenestration on the Moor Road frontage, also incorporates a patio and grass area providing outdoor seating to the Moor Road frontage. A glazed roof is proposed on the central area of the flat roof area of the single storey wing on the Moor Road frontage.
The proposed changes are considered to be relatively minor with the majority of the structure remaining intact. The proposal would enable the renovation of the hotel and allow it to continue to act as an important local landmark.
The proposed residential development will be a mix of 2 to 3 stories in height with a fourth floor of accommodation largely located in the roofspace.
Whilst the scale of development is significant, the adjoining Arrowsmith Court offices to the south of the site are 3 stories in height. The sports centre building opposite the site to the west is also a large building of a significant scale and size. Furthermore, the flatted blocks to the north of the site on the opposite side of Moor Road are similarly 3 stories in height. The proposed scale and mass of the buildings within the site are therefore considered to fit in with the surrounding buildings. The design of the buildings is varied which helps break up the mass and scale of the proposed development. The proposal will fit in with general character and appearance of the area.
There are no neighbouring residential properties which adjoin the site boundaries. The proposed residential element is set within the site and will not be materially harmful to the amenities of the occupants of the flats opposite the site in Moor Road.
The issue of flats overlooking the adjacent Broadstone First school playground is not a material planning reason to refuse the application.
With regards to affordable housing the applicants are willing to make an off site affordable housing contribution which equates to 3%. The preamble to policy H5 states that ‘Poole’s need for affordable housing is a material planning consideration in the determination of applications for residential development. There may, however, be exceptional circumstances where the costs associated with the development of the site would inhibit the provision of affordable housing for economic reasons….’ (Para 8.53). The applicants justification for the 3% contribution is due to the combination of additional costs which include highways contributions and also the costs associated with the retention of the hotel (e.g. refurbishment costs) and significantly the ‘trading subsidy’ to ensure that the pub will remain operational, during possibly a difficult trading period.
If the pub was not to be retained, but the existing building is converted for example, the ‘trading subsidy’ money would be able to go towards an increased affordable housing offer which would bring the offer up to 11%.
Therefore the current proposed 3% offer for affordable housing needs to be carefully balanced against whether the retention and upgrade of a community facility, which could be justified under policy CF5, outweighs the need for more affordable housing provision (in this case a contribution towards off site affordable housing) which is justified under policy H5.