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14.01 The Central Area of Poole is the focus for commercial, recreational,
social and cultural facilities and represents much of what is unique about
Poole. It includes Lower Hamworthy and The Port, The Quay, High Street, Dolphin
Shopping Centre, Seldown, West Quay Road and The Stadium area (see Proposals Map
Inset Map 1). Throughout Poole’s history the Central Area has been the focus of
activity as a place where people live, work and trade. Today the Central Area
continues to face pressure for change and part of the success of Poole has been
its ability to meet changing demands while protecting that which is important to
the long term prosperity of the town. The Council in partnership with the
community is committed to supporting the economic prosperity of the Borough
while safeguarding the natural environment and improving the urban environment
of Poole.
14.02 The Central Area provides the opportunity to meet many of the challenges
facing the Borough today in an accessible location for all the Borough’s
residents and visitors. Over 50 hectares of vacant or under used land has been
identified much of which has waterside frontage. This chapter will demonstrate
how Poole will utilise brownfield sites in the central area to help meet the
needs of the Borough.
14.03 The Local Plan sets out the land use strategy for the development of Poole
up to 2011. It is therefore important to have a clear vision of what the Central
Area should be and that the Local Plan enables the appropriate development to
come forward to meet this vision. The vision encompasses a Central Area that:
- Is a successful and thriving commercial, social and cultural centre;
- Is accessible and easy to move around in;
- Utilises its waterfront location and historic environment to its best
advantage; and
- Embraces sustainable development in promoting a location of quality in
which people live, work and take leisure.
14.04 The Urban White Paper, Our Towns and Cities: the future, sets a vision
of towns and cities which offer a high quality of life and opportunity for all,
not just the few. The Government want to see people living in attractive well
kept towns and cities; good design and planning that makes it possible to live
in a more environmentally sustainable way; towns and cities able to create and
share prosperity; and good quality services.
14.05 Planning Policy Guidance Note 1: General Policies and Principles sets out
the Government’s approach to Planning. The key message from the Government is
that the planning system has a contribution to make to achieve sustainable
development; that mixed-use developments should be promoted; and reaffirms the
role of the planning system in meeting the needs of a growing and competitive
economy, in providing for new development and in protecting the natural and
built environment. Increasing importance is placed upon the quality of
environment and of place of which design can make a key contribution, emphasised
by the prominence given to the role of town centres in meeting people’s
aspirations within the framework of sustainable development.
14.06 Planning Policy Guidance Note 3: Housing reiterates the Government’s
commitment to securing development within urban areas and in particular
encouraging mixed use developments in town centres. Council’s are requested to
look for opportunities to increase housing in town centres which may include
allocating sites in development plans, preparing development briefs, assembling
sites for development and adopting flexible standards for car parking and
density. Emphasis is placed on the reuse of urban land and designing for
quality.
14.07 Planning Policy Guidance Note 6: Town Centres and Retail Developments has
as one of its objectives the need to “sustain and enhance the vitality and
viability of town centres that serve the whole community…”. This is said to
assist in achieving sustainable development by promoting the use of public
transport, which is better able to serve town centres than other locations. The
PPG confirms that town centres provide a sense of place and community identity
and that vitality and viability depend as much on the range and quality of
activities as they do on good retailing provision.
14.08 Planning Policy Guidance Note 13: Transport has a key role in delivering
the Government’s integrated transport strategy. Its objectives across all levels
of government are to promote more sustainable transport choices for both people
and for moving freight; promote accessibility to jobs, shopping, leisure
facilities and services by public transport, walking and cycling; and to reduce
the need to travel, especially by car. In delivering these objectives,
development plans should, amongst others, accommodate housing principally within
existing urban areas, planning for increased intensity of development for both
housing and other uses at locations which are highly accessible by public
transport, walking and cycling.
14.09 Regional Planning Guidance for the South West (RPG 10) was issued in
September 2001. It identifies Principal Urban Areas (PUAs) as the focus for
development within the spatial strategy for the Region. Principal Urban Areas,
which include the Bournemouth-Poole conurbation, are expected to achieve “urban
renaissance” in environmental, economic and social terms recognising their
potential to accommodate change and development in a sustainable manner.
14.10 The Structure Plan:
- Directs new employment development to locations accessible by a choice of
mode of travel, well related to residential and other facilities and uses
derelict or under used urban land;
- Indicates that office developments of more than 2,000 square metres gross
floorspace will be accommodated in the Town Centre;
- Identifies the role of Poole Town Centre as a major shopping centre and
tourist attraction and that major new shopping development will be located in
or adjoining the existing shopping area;
- Promotes tourism and recreation in Poole which contributes to
regeneration; and
- Promotes the improvement of port facilities at Poole.
14.11 At the heart of the local plan lie the objectives of meeting the
Borough’s housing needs, tackling social exclusion, maintaining economic
prosperity and improving the attractiveness of Poole town centre and wider
central area. In tackling these issues the central area has a major contribution
to make, being the existing location for major shopping and employment, at the
hub of the public transport network and home to many of the borough’s residents.
In taking forward the urban renaissance agenda over 50 hectares of vacant and
under used land has been identified in the central area of Poole. It is the
intention to bring forward this land for development to create a vibrant and
thriving heart to the town that delivers quality facilities in an enhanced urban
environment, thus relieving pressure for outward expansion on greenfield sites.
14.12 The strategy for this revitalisation of Poole’s central area revolves
around the delivery of a new harbour crossing, without which there is
significantly less opportunity to fulfil local plan aims. The frequent and
unscheduled opening of the existing inadequate Poole lifting bridge causes the
town to come to a standstill each time it lifts, severely affecting the
operation of the port and other businesses, resulting in the severance of
communities and having an adverse impact on the urban environment. A second
lifting bridge across Back Water Channel will reduce severance between Hamworthy
and the town centre that currently prevents reliable access to employment,
shopping and health facilities and reliable bus and emergency services to the
residents of Poole’s most deprived ward. A new bridge will also be the catalyst
for the revitalisation of Poole’s central area, being the necessary piece of
infrastructure to release large areas of brownfield land in Lower Hamworthy and
enabling land at West Quay to be more intensively developed. Here alone there is
the potential for over 30 hectares of land either side of Back Water Channel to
make a significant contribution to Poole’s future needs.
14.13 To facilitate this the Council has successfully submitted a bid to
government (Poole Bridge Regeneration Initiative, July 2001) through the Local
Transport Plan to part fund a new bridge and associated infrastructure. The bid
is for 50% of the total cost and it is expected that the remainder will come
from developer contributions. Site specific policies will identify what
developers will be expected to contribute towards.
14.14 To establish the role for individual sites in delivering Poole’s
renaissance an audit of its central area was undertaken. The result of this work
is translated into specific local plan policies, Urban Design Principles and
Illustrative Masterplan and detailed Supplementary Planning Guidance. The
policies in this chapter will detail how individually allocated sites contribute
to the overall aims of the plan. Provided that there is a comprehensive
approach, collectively the development of individual sites will enable the
delivery of a new harbour crossing, provide certainty in meeting the Council’s
housing requirement, provide employment, homes and leisure facilities in a mixed
use environment that encourages cycling and walking, thereby reducing the need
to travel.
14.15 The key objectives are therefore:
- To create a Central Area that is the focus of activity and trade and
delivers the highest quality of environment: a place that
is home, workplace and leisure location for an increasing number of people
- To improve accessibilty to the Port
- To promote the Central Area icluding the Port as the location for economic
development and the focus for growth in Poole
- To improve the accessibility both into and around the Central Area for
pedestrians, cyclists and public transport, supporting the prosperity of the
Borough
- To enable comprehensive development which allows for integration of the
town centre and Lower Hamworthy and which in itself supports the delivery of
quality buildings, uses and public spaces within an urban design framework
based upon the natural and historic assets of Poole while safeguarding
important existing uses including the Port; and fundamentally
- To deliver a new harbour crossing.
14.16 The Holes Bay Basin refers to the part of the Central Area either side
of Back Water Channel, the location for a second harbour crossing (Policy T19)
and of significant vacant or underused land. The Holes Bay Basin area includes
all land between West Quay Road and Back Water Channel, the former Power Station
site, Sydenhams timber yard, Pilkington Tiles and land formerly owned by Shell
UK. Site specific policies will detail land use mix and design criteria
necessary to implement the Council’s general approach and principles of
development for the regeneration area. The provision of a second harbour
crossing and associated transportation improvements is a necessary requirement
to release significant land for development that will contribute substantially
to the aims of this plan.
14.17 Holes Bay Basin is the focus of the Poole Bridge Regeneration Initiative.
The initiative aims to release 32 hectares for high density mixed use
development, all within five minutes walk of the town centre; deliver a second
lifting bridge between the town centre and Hamworthy and new transport network
(Policies T17,18 and 19); provide 1,800 residential units; create a substantial
new network of pedestrian routes; three new hotels; 65,000 square metres of B1
office floorspace; a new foodstore; a mix of Use Class A units on key frontages
and new public quayside.
14.18 Given the scale and importance of redevelopment in Holes Bay Basin it is
appropriate to include an area specific urban design policy to shape the
character of development. Principles for development and the background work to
these are detailed in supplementary planning guidance along with an illustrative
masterplan for Poole’s central area. It is the aim of the urban design policy to
enable the highest quality mixed use development built around a vibrant,
pedestrian friendly environment in a waterside setting. The general design
principles provide a framework to guide development proposals and reflect the
existing character and human scale of Poole’s central area. Variety in height
and relating buildings to the water will enable new development to integrate
into the existing townscape. Adopting a fine grained approach to development and
flexibility in design will respect this character and enable buildings to have a
longer life through their ability to be adapted to different uses. The
principles of defining public, semi public and private space and reinforcing the
street as part of the overall townscape will provide clear articulation of what
spaces are for, where the public can and cannot go and aid orientation and
integration of all townscape components. Poole’s central area has limited green
space other than around its fringes and a key principle of the regeneration
proposals is to ‘green’ the town by providing new open spaces and tree planting
along transport routes. Site specific policies establish other design principles
particular to respective parts of the regeneration area that cover the need for
a mix of uses, active frontages on key routes, landmark buildings and the
provision of public quayside and links into the other parts of the central area.
CA1 HOLES BAY BASIN - URBAN DESIGN
DEVELOPMENT PROPOSALS ON LAND IN HOLES BAY BASIN SHOWN ON THE
PROPOSALS MAP SHOULD:
i) CREATE LOCAL IDENTITY AND LEGIBILITY OF DEVELOPMENT
THROUGH A VARIETY OF BUILDING HEIGHTS;
ii) ON THE QUAYSIDE DESIGN BUILDINGS THAT RELATE TO THE
WATER AND ENSURE THE QUAYSIDE IS WELL CONNECTED TO THE AREA BEHIND WITH
STREETS AND ALLEYS RADIATING FROM THE WATER;
iii) INCORPORATE PERMEABILITY AND FLEXIBILITY IN DESIGN
THROUGH A FINE GRAIN OF STREET BLOCKS AND DEVELOPMENT WHICH CAN BE ADAPTED IN
THE FUTURE TO MEET DIFFERENT NEEDS;
iv) BE DESIGNED SO THAT PUBLIC, SEMI PUBLIC AND PRIVATE
SPACE IS CLEARLY DISTINGUISHABLE;
v) PROVIDE FOR THE GREENING OF THE TOWN BY WAY OF TREE
PLANTING ALONG TRANSPORT ROUTES AND THE INCORPORATION OF A VARIETY OF OPEN,
LANDSCAPED SPACES; AND
vi) REINFORCE THE STREET AS AN INTEGRATED COMPONENT OF THE
PUBLIC REALM AND TOWNSCAPE.
14.19 The provision of a new harbour crossing is the catalyst for
regeneration in Holes Bay Basin. Policy H1 indicates those sites where housing
development may be approved in the first phase and before the second crossing is
in place. Bearing in mind Policy T13, proposals for early development on sites
in Lower Hamworthy will be limited by the capacity of the existing
transportation infrastructure. A comprehensive and co-ordinated approach to
development in Holes Bay Basin needs to be adopted. A piecemeal approach would
seriously affect the town’s ability to revitalise its central area and achieve
the benefits of wholesale redevelopment being sought through regeneration. To
this end, where appropriate, development proposals for the Holes Bay Basin will
be required through the use of planning obligations to achieve or contribute
towards the provision of the new Harbour crossing and related highway
infrastructure, environmental improvements and community facilities. Planning
obligations may also be used to secure an appropriate mix of uses on individual
sites, affordable housing in residential schemes, open space, public quays and
other attractive pedestrian routes and, where necessary, phasing of development
to ensure comprehensive development of the Central Area. Further guidance on the
implementation of Policy CA2 will be set out in supplementary planning guidance.
All development proposals, whenever they are brought forward, will be expected
to make an appropriate contribution.
14.20 If necessary, to deliver the regeneration of Holes Bay Basin, the Council
will use its Compulsory Purchase powers to ensure implementation of its
development and transportation objectives. However, it will not act against the
best interests of existing businesses. To this end the Council will work with
local businesses and land occupiers within the area to secure appropriate
relocation where a landholding is required for implementation of a new harbour
crossing. The provision of moorings and other water related uses alongside or on
the new Quayside will aid the vibrancy and interest in the area between the two
bridges. The Council will explore opportunities for this subject to the outcome
of the maritime modelling work to assess the safety and capacity of the area.
14.21 Another aspect of ensuring the comprehensive regeneration of the area is
that the sites which have been identified in later policies should be
redeveloped in accordance with those policies. If they are not, schemes are
likely to be contrary to Policy CA2 with its aim of ensuring comprehensive
regeneration. The Council is confident that both the uses and indicative
quantities proposed for the sites covered by these policies makes redevelopment,
including the relocation of existing firms, financially viable. In accordance
with Policy CA2, therefore, the Council will resist the development of these
sites for any other uses or in any other form. The only exception to this
approach will be in cases where the Council has been convinced that relocation
has been tried but found to be impossible, and where there is an overriding need
to retain employment related frontage to the harbour quayside.
CA2 HOLES BAY BASIN - DELIVERY MECHANISM
PLANNING PERMISSION FOR DEVELOPMENT IN HOLES BAY BASIN AS
SHOWN ON THE PROPOSALS MAP WILL BE GRANTED PROVIDING IT CAN BE DEMONSTRATED THAT
DEVELOPMENT DOES NOT UNDERMINE THE COMPREHENSIVE REGENERATION OF THIS AREA.
EVERY PROPOSAL WILL BE EXPECTED TO MAKE AN APPROPRIATE CONTRIBUTION WHICH,
TOGETHER WITH THE COUNCIL’S AND ALL OTHERS, CAN FULLY SECURE THE FOLLOWING:
i) A SECOND HARBOUR CROSSING AND ITS ASSOCIATED TRANSPORT
INFRASTRUCTURE AS SHOWN ON THE PROPOSALS MAP;
ii) A LEVEL OF COMMUNITY RELATED BENEFITS TO SUPPORT THE NEW
POPULATION OF THIS AREA; AND iii) NEW PUBLIC QUAYS AND OPEN SPACES.
14.22 To deliver a new harbour crossing and mixed use development as
expressed in the illustrative masterplan, site specific policies will identify
the contribution each component parcel of land will make to the overall
development picture and the timing for development proposals in the context of
infrastructure provision. Land at West Quay Road will make an important
contribution to the future vitality and enhancement of Poole’s Central Area. Its
waterside location and the underdevelopment of some sites identify it as having
significant redevelopment potential.
14.23 Land east of the RNLI, formerly occupied by Dalgety Limited and Norton’s
Timber Yard is being redeveloped. This land forms part of the Council’s vision
for a Business Gateway Quarter, of which further details can be found in Volume
2 of Poole Bridge Regeneration Initiative supplementary planning guidance. The
role of the site within the Business Gateway Quarter is to provide a range of
uses, principally new office floorspace and food retail floorspace in support of
the Council’s economic development strategy of providing for business growth in
sustainable locations. It’s location close to Poole’s main rail station and at
the point where Holes Bay Road enters the town centre provides good
accessibility for potential employees, shoppers and visitors to the centre. The
need for office space results from demand for serviced accommodation although it
is acknowledged that the office market is currently flat, both locally and
nationally. Space for a hotel should be accommodated on the site meeting a need
for either business related use or more tourism orientated to meet an expected
future demand that will occur as regeneration gathers pace. The site is also
capable of supporting significant residential units, upwards of 150, to help
meet the Council’s housing requirement.
14.24 Poole Retail Study April 2001 identified a quantitative demand for
approximately 7,000 square metres of net floorspace for superstores. In
assessing development opportunities through the masterplanning process and
having regard to PPG6 this gateway site was identified as the most appropriate
location for a store with a footprint of about 5-6,000 square metres. However,
it is recognised that in qualitative terms measures need to be taken to improve
the links between it and High Street. The masterplan illustrates a solution to
this issue. The siting of any foodstore would also have to sit comfortably with
other uses in a scheme that delivers an 'in-town' solution as opposed to the
common 'box and surface car park' approach of many retail forms. This may
involve placing residential units above the store to facilitate more compact
urban living and parking for shoppers, residents and visitors provided within a
multi storey car park.
14.25 Development of this site will need to create a strong urban presence at
the entrance to the town centre and not treat the site as an edge of centre
location in terms of scale of building. Development on the northern boundary of
the site, adjoining Poole Harbour Special Protection Area, will need to ensure
that there is no harm to this site of nature conservation importance and
incorporate public access to the Harbour edge and public park to help meet the
need for urban greenspace. The height of buildings in this gateway location will
need to create a dense urban development. Generally buildings should be 5
storeys in height but additionally landmark buildings could be higher. Ground
floor areas that front public spaces and pedestrian routes should provide active
uses that aid vitality and overlooking. Development will need to integrate the
site with the rest of the town centre. In particular, linking the site for
pedestrians/cyclists to the rail station, the rest of the regeneration area via
the RNLI and to High Street. For the latter, any development proposal will be
expected to make the appropriate contribution to the infrastructure works that
will be required to reconfigure Hunger Hill roundabout and the necessary
pedestrian links back to the main shopping area as well as to streetscape
proposals within and outside of the site. A key principle being to provide a
high quality urban environment through the design of buildings, spaces, roads
and footpaths to facilitate interest and movement across the central area. Other
possible planning obligations for the type of development envisaged are covered
by Policies H5, L17, H1 and BE9.
CA3 LAND TO THE EAST OF RNLI, WEST QUAY
ROAD
ON LAND TO THE EAST OF THE RNLI SHOWN ON THE PROPOSALS MAP,
PLANNING PERMISSION WILL BE GRANTED FOR THE FOLLOWING MIX AND INDICATIVE
QUANTITY OF USES:
i) B1 OFFICES;
ii) FOOD SUPERSTORE (6,000 SQUARE
METRES GROSS) AND MULTI STOREY CAR PARK;
iii) HOTEL AND COMPATIBLE D2 LEISURE USES; AND
iv) RESIDENTIAL (A MINIMUM OF 150 UNITS)
PROVIDED
i) THERE IS A VARIETY OF BUILDING HEIGHT, SCALE AND FORM
THAT RESPONDS TO THE URBAN LOCATION AND THE OPPORTUNITY FOR VIEWS ACROSS HOLES
BAY;
ii) PUBLIC ACCESS TO THE WATERFRONT AND HARBOURSIDE PARK ARE
CREATED;
iii) SIMPLE AND DIRECT LINKS ARE CREATED WITH POOLE RAILWAY
STATION, HIGH STREET VIA A REDESIGNED HUNGER HILL ROUNDABOUT AND WITH THE
ADJOINING RNLI SITE;
iv) ACTIVE USES AT GROUND FLOOR LEVEL ARE LOCATED ON KEY
ROUTES AND ONTO PUBLIC SPACE AND FOCAL POINTS;
v) PROPOSALS CONTRIBUTE TOWARDS THE TRANSPORTATION NETWORK
REQUIRED FOR THE POOLE BRIDGE REGENERATION INITIATIVE; AND
vi) FLOOD DEFENCE MEASURES ARE INCORPORATED INTO PROPOSALS.
14.26 Part of the RNLI Headquarters is located between West Quay Road and
Holes Bay. The importance of the RNLI to Poole is acknowledged and it is
expected that development adjacent to the site and by the lifeboat organisation
themselves contributes to the continued presence of the organisation and of the
general improvement of quality expected in this location. Recent planning
permissions granted to RNLI will secure new facilities for the Institute while
raising the quality of development along West Quay Road. Further, key routes
have been secured through the RNLI site that will link this site north and south
with its neighbours, the first stage of a new pedestrian network.
Royal National Lifeboat Institute National Training College, Opened July 2004
CA4 RNLI, WEST OF WEST QUAY ROAD
LAND AS SHOWN ON THE PROPOSALS MAP OCCUPIED BY RNLI IS
RESERVED FOR OPERATIONAL PURPOSES ASSOCIATED WITH THE INSTITUTE. PROPOSALS FOR
DEVELOPMENT SHOULD NOT EXCEED SIX STOREYS IN HEIGHT, MAINTAIN PUBLIC ACCESS
THROUGH THE SITE AND RECOGNISE THROUGH DESIGN ITS ROLE WITHIN THE ENHANCEMENT OF
WEST QUAY ROAD.
14.27 From RNLI to Wilkins Way, the location of an approach road to the new
harbour crossing, is a mix of existing businesses. One of the town’s major
employers is located in this area. Provided that satisfactory relocation for
existing businesses can be secured this area is suitable for a residentially led
mixed use development and transport infrastructure associated with the new
bridge. Opening up the waterfront to public access is one of the key objectives
of Poole’s regeneration. Providing a pedestrian promenade and new slipway are
key requirements in this area as is making provision for the sea scouts to
relocate from their existing premises on the eastern side of West Quay Road.
Incorporation of moorings could aid vitality and movement. It is envisaged that
this section of the town can make a significant contribution to a revitalised
Poole central area. A significant number of new homes within the heart of the
town, new waterside café’s, bars and restaurants as well as new business
opportunities fronting West Quay Road and the approach road to the new bridge is
envisaged. The development of a new quay, public access to the waterfront and a
new slipway will necessitate licensing by Poole Harbour Commissioners against
the background of their requirement to safeguard the interests of harbour users,
the harbour regime and environment. It is likely that the new slipway will have
to be planned and managed to replicate the capacity of the existing modest
facilities rather than become a significant public launching point.
14.28 The mix of uses on site will contribute to the town’s housing and
employment need as well as creating an attractive casual leisure location. The
scale of development needs to respond to its waterside location and that of the
existing old town while creating an identity of its own. A key feature of
development of this site will be the need to front buildings onto West Quay Road
as well as the waterside ensuring that both provide attractive environments to
commercial occupiers and visitors. There should be a variety of building heights
to provide interest and identity and relate to the different context of
neighbouring sites. Clear and direct routes to link with the RNLI site and
through to the former Dalgety site, to West Quay Road, to the new bridge and
area to the south will be needed to aid pedestrian movement and maximise flows
to the waterfront and commercial areas. These areas will be subject to other
guidance the Council is preparing in relation to the strategy for streetscape
and the palette of materials to be used. Further planning and design guidance
can be found in supplementary planning guidance entitled Poole Bridge
Regeneration Initiative Volume 2.
14.29 The site will need to make appropriate contributions to the new transport
network, including the bridge, to fully enable the delivery of higher density
development. A comprehensive flood defence scheme is required for the eastern
side of Back Water Channel that includes this site and this will need to be
agreed with the Environment Agency before development can proceed. Other
contributions will be required as set out in policies elsewhere in the Plan,
notably Policies H5, L17, H1 and BE9.
CA5 LAND BETWEEN WILKINS WAY AND RNLI
ON LAND BETWEEN WILKINS WAY AND THE RNLI SHOWN ON THE
PROPOSALS MAP PLANNING PERMISSION WILL BE GRANTED FOR THE FOLLOWING MIX AND
INDICATIVE QUANTITY OF USES:
i) RESIDENTIAL (A MINIMUM OF 200 UNITS);
ii) B1 OFFICES;
iii) SMALL SCALE A1/A3 UNITS;
iv) A REPLACEMENT SLIPWAY; AND
v) A SEA SCOUTS FACILITY
PROVIDED
i) THERE IS A VARIETY OF BUILDING HEIGHT, SCALE AND FORM
THAT RESPONDS TO
THE URBAN LOCATION;
ii) A CONTINUOUS NEW QUAYSIDE IS CREATED WITH SIMPLE AND
DIRECT LINKS TO WEST QUAY ROAD, THE ADJOINING RNLI SITE AND TO THE NEW BRIDGE
AND AREA TO THE SOUTH;
iii) ACTIVE USES AT GROUND FLOOR LEVEL
ARE LOCATED ON KEY ROUTES AND ONTO PUBLIC SPACE AND FOCAL POINTS;
iv) A STRONG BUILDING LINE IS CREATED TO WEST QUAY ROAD;
v) PROPOSALS CONTRIBUTE TOWARDS THE TRANSPORTATION NETWORK
REQUIRED FOR THE POOLE BRIDGE REGENERATION INITIATIVE; AND
vi) PROPOSALS CONTRIBUTE TO COMPREHENSIVE FLOOD DEFENCE
MEASURES.
14.30 South of Wilkins Way to Poole’s existing lifting bridge is found a mix
of commercial activities. A number have long associations with the marine
environment others have no particular reason for having a waterside location.
Those businesses requiring relocation will be assisted in so doing while those
that have a waterside need and are compatible with the aims of this plan will be
encouraged to take new premises within any redevelopment. This area between the
existing and proposed harbour crossings will become a key focus for new homes,
businesses and above all pedestrian access to the water’s edge. It is envisaged
that one of the key components of regeneration in Poole will secure a new
pedestrian walk across both bridges and alongside the water on both sides of
Back Water Channel. Within this walk will be café’s, bars and restaurants that
flow out of buildings onto streets creating a continental appeal.
14.31 The mix of uses on site will contribute to the town’s housing need while
the provision of live/ work units and commercial space on ground floors will
ensure the location does not become a sterile residential area. The new quayside
will form a focal point and destination of the regeneration scheme that extends
the character of the existing Quay. The provision of hotel space will enable the
new waterfront to offer facilities for visitors as well as residents while A1
and A3 units that do not compete with the town centre but provide interest and a
place for relaxation will help to create a waterfront destination. The scale of
development needs to respond to its waterside location and that of the existing
old town while creating an identity of its own. It is important for the site to
allow for significant public space as typified by the Old Quay. This site will
need to front buildings onto West Quay Road as well as the waterside ensuring
that both provide attractive environments to commercial occupiers and visitors.
There should be a variety of building heights to provide interest and identity
and relate to the different context of neighbouring sites. Clear and direct
routes to link with the site currently occupied by Sunseeker Boats and to the
Old Quay will be needed to aid pedestrian movement and maximise flows to the
waterfront and commercial areas. These areas will be subject to other guidance
the Council is preparing in relation to the strategy for streetscape and the
palette of materials to be used. Further planning and design guidance can be
found in supplementary planning guidance entitled Poole Bridge Regeneration
Initiative Volume 2.
14.32 The site will need to make appropriate contributions to the new transport
network, including the bridge, to fully enable the delivery of higher density
development. A comprehensive flood defence scheme is required for the eastern
side of Back Water Channel and this will need to be agreed with the Environment
Agency before development can proceed. Other contributions will be required as
set out in policies elsewhere in the Plan, notably Policies H5, L17, H1 and BE9.
CA6 LAND BETWEEN POOLE BRIDGE AND WILKINS
WAY
ON LAND BETWEEN POOLE BRIDGE AND WILKINS WAY SHOWN ON THE
PROPOSALS MAP PLANNING PERMISSION WILL BE GRANTED FOR THE FOLLOWING MIX AND
INDICATIVE QUANTITY OF USES:
i) RESIDENTIAL (A MINIMUM OF 180 UNITS);
ii) LIVE/WORK SPACE;
iii) HOTEL; AND
iv) SMALL SCALE A1/A3 UNITS
PROVIDED
i) THERE IS A VARIETY OF BUILDING HEIGHT, SCALE AND FORM
THAT RESPONDS TO
THE URBAN LOCATION;
ii) A CONTINUOUS NEW QUAYSIDE IS CREATED WITH SIMPLE AND
DIRECT LINKS TO WEST QUAY ROAD, LAND TO THE NORTH OF WILKINS WAY AND TO
CONNECT WITH THE EXISTING POOLE BRIDGE AND QUAY;
iii) ACTIVE USES AT GROUND FLOOR LEVEL ARE LOCATED ON KEY
ROUTES AND ONTO PUBLIC SPACE AND FOCAL POINTS;
iv) A STRONG BUILDING LINE IS CREATED TO WEST QUAY ROAD;
v) PROPOSALS CONTRIBUTE TOWARDS THE TRANSPORTATION NETWORK
REQUIRED FOR THE POOLE BRIDGE REGENERATION INITIATIVE; AND
vi) PROPOSALS CONTRIBUTE TO
COMPREHENSIVE FLOOD DEFENCE MEASURES.
14.33 Land in Lower Hamworthy that falls within the Holes Bay Basin policy
area is reliant on a new harbour crossing before significant development can be
undertaken. It is, however, recognised that some development land should be
released to facilitate the development of harbour crossing and civic
infrastructure. It is the intention of the Council to ensure that an appropriate
mix of land uses is delivered to meet the need for employment, social and
cultural facilities as well as residential development. Indeed land in Lower
Hamworthy lends itself to an urban village concept, one that affords the
opportunity for people to live, work and take leisure without the need to make
lengthy journeys. Such quality, high density development with a new harbour
crossing should facilitate a significant improvement in the urban environment
and delivery of services for residents of and visitors to Hamworthy.
14.34 Land covered by Policy CA7 should meet some of the need for employment use
within the regeneration area. The delivery of employment space forms an
important part of the longer term regeneration strategy. The provision of a new
link road provides the opportunity to front it with office use providing
employment within the Hamworthy urban village. The scale of development needs to
respond to its waterside location with buildings up to 6 storeys in height
although focal or landmark buildings may be higher. Development adjoining
existing residential properties will need to be more respectful to the existing
character of this area and will, therefore, be lower in height than that of the
waterfront and central parts of the site. There should be a variety of building
heights to provide interest and identity.
14.35 Land occupied by Pilkington Tiles and Sydenham Timber Yard is required to
support the regeneration project, in particular, in securing a new link road to
the Port and establishing public access to the waterfront. These two occupiers
will require alternative sites, if required, to accommodate their business
needs. These sites are integral to the overall development potential of Lower
Hamworthy and cannot be packaged up for development purposes solely on current
land ownership boundaries. Poole Bridge Regeneration Initiative supplementary
planning guidance sets out the vision for this part of the regeneration area.
The site will need to have regard to both its waterfront location and to
existing residential properties at the western end of the site. The predominant
use of the site will be for residential use. However, the waterfront should have
commercial uses at ground floor level providing shops and café’s to attract
people to the waterside. The retail element will be of a scale not to compete
with the town or local centres but aid the attractiveness of the waterside as a
destination. The provision of a waterfront hotel should be allowed for. Current
demand indicates a long term need and the regeneration should allow for such
facilities in waterfront locations adding to the diversity and vitality of the
area.
14.36 The north east corner of the site fronting Bridge Approach and the channel
is a gateway site capable of supporting a landmark building that provides a high
vitality use. It is expected that this part of the site will deliver a new hotel
for the town. Within the site of Pilkington Tiles is a small ‘beach’ area that
has the potential to become a local recreation resource and feature of the new
public waterside walk. It is also the intended location for new premises for
Poole Rowing Club, currently at West Quay Road. A new public quay and "beach"
will require licensing from Poole Harbour Commissioners. Any launching, mooring
or beach activity will be considered against the need to ensure the safety of
Harbour users and the free flow of maritime craft.
14.37 Clear and direct routes to link with the rest of Lower Hamworthy will be
needed to aid pedestrian movement and maximise flows to the waterfront and
commercial areas. These areas will be subject to other guidance the Council is
preparing in relation to the strategy for streetscape and the palette of
materials to be used. The site will need to make appropriate contributions to
the new transport network, including the bridge, to fully enable the delivery of
higher density development. A comprehensive flood defence scheme is required for
the western side of Back Water Channel and this will need to be agreed with the
Environment Agency before development can proceed. Other contributions will be
required as set out in policies elsewhere in the Plan, notably Policies H5, L17,
H1 and BE9.
CA7 LAND OCCUPIED BY PILKINGTON TILES AND
SYDENHAM TIMBER YARD
ON LAND OCCUPIED BY PILKINGTON TILES AND SYDENHAMS TIMBER YARD
SHOWN ON THE PROPOSALS MAP, PLANNING PERMISSION WILL BE GRANTED FOR THE
FOLLOWING MIX AND INDICATIVE QUANTITY OF USES:
i) RESIDENTIAL (A MINIMUM OF 330 UNITS);
ii) B1 OFFICES;
iii) HOTEL IN THE NORTH EAST CORNER OF THE SITE;
iv) SMALL SCALE A1/A3 AND D2 LEISURE; AND
v) ACCOMMODATION FOR THE POOLE ROWING CLUB
PROVIDED
i) THERE IS A VARIETY OF BUILDING HEIGHT, SCALE AND FORM
THAT RESPONDS TO THE URBAN LOCATION;
ii) A CONTINUOUS NEW QUAYSIDE AND NEW SOFT LANDSCAPED AREA
IS CREATED WITH SIMPLE AND DIRECT LINKS TO THE NEW BRIDGE APPROACH, TO THE
PROPOSED LINK ROAD TO THE PORT AND TO CONNECT WITH THE EXISTING POOLE BRIDGE
AND BRIDGE APPROACH;
iii) ACTIVE USES AT GROUND FLOOR LEVEL ARE LOCATED ON KEY
ROUTES AND ONTO PUBLIC SPACE AND FOCAL POINTS;
iv) PROPOSALS CONTRIBUTE TOWARDS THE TRANSPORTATION NETWORK
REQUIRED FOR THE POOLE BRIDGE REGENERATION INITIATIVE; AND
v) PROPOSALS CONTRIBUTE TO COMPREHENSIVE FLOOD DEFENCE
MEASURES.
14.38 The former Poole power station site and former oil depot lie vacant and
are a wasted resource accounting for over 12 hectares of brownfield land. To an
extent this also applies to the transformer station and while it is hoped that
this could be replaced at some time in the future the prohibitive cost of so
doing is likely to prevent this within the lifetime of this plan. These two
vacant sites along with land to the east of Rigler Road will provide the link
between Blandford Road and the new harbour crossing, utilising the existing
Rigler
Road. This land will form part of the comprehensive redevelopment of Lower
Hamworthy linking with Pilkington Tiles/ Sydenham’s to the east and westwards
into the established residential areas. The site will support substantial new
housing as well as accommodating employment and small scale retail
opportunities. It will allow for the opening up of the water’s edge to provide a
continuous promenade between the two bridges and will connect with the Holes Bay
foot/cycle path. Development along the northern aspect of the site will need to
pay special attention to the important international nature conservation
designations of Poole Harbour so as not to cause disturbance to wetland habitat
for migratory birds.
14.39 The provision of a minimum of 990 new dwellings will make a significant
contribution to the Borough’s housing need. A range of housing should be
provided by type, size and tenure and ensuring the provision of affordable
housing on site. Adopting an urban village concept will require a range of uses
to support the resident population. Future employment prospects will be reliant
on the availability of high quality workspace and it is imperative that land
within the regeneration area should allow for new office space to encourage
employment growth and to retain its existing skills base. The relocation or
inclusion of economic land uses, to help ensure a comprehensive change to an
area, will support sustainability objectives. Office space should front the new
link road to the Port providing a commercial aspect to this key route. The
Dorset Business Survey 1999 indicates a need for small scale B2 industrial space
within the Borough to provide for new business start up and ‘move on’ space.
Small scale is defined as units up to 500 square metres and within the overall
development provision should be made to meet the need that may arise from the
Hamworthy area. Accommodating this type of use is both practical and possible
within the overall scale of development that will come forward. A possible
solution is the provision of live/work type units providing commercial ground
floor space with residential above.
14.40 On waterside locations and key routes small scale Use Class A retail and
D2 leisure should be provided to provide vitality and viability to busy and
lively public areas. These locations will need to be well connected to both the
new and existing development to maximise accessibility for pedestrians and
cyclists. Local scale retail provision will also meet demand that will arise
from the new and existing residents but also from visitors. Within Class A1,
small scale is defined as up to 200 square metres in the shopping chapter. In
this instance, though, 200 square metres would probably not meet the local and
visitor need so is likely to exceed this figure. In this case the amount of
floorspace should not be such as to compete with the town or local centres.
Given the potential attraction of the waterside as a destination, some leisure
provision should be made although this should not be of a scale that would
normally be found in the town centre.
14.41 Poole Bridge Regeneration Initiative supplementary planning guidance sets
out in detail how the principles of development are to be met. A variety of
storey heights are required to provide interest and allow for landmark and focal
elements while also respecting adjoining development. The scale of the former
power station site demands buildings of substance on the waterfront and in the
central parts of the site while scaling down in size to respect the more low
rise residential scale of existing properties in Lower Hamworthy. Development
should not generally exceed six storeys in height, three to four storeys where
the setting of nearby buildings demand, in order to respect the scale of the
town as a whole. It may be possible to introduce a marina type element into the
site to add interest but should not be a dominating feature that detracts from
the proposed new quaysides. Such a facility will be dependent on maritime
modelling to demonstrate capacity of the holding channel to cope with additional
boat numbers and movement. It is unlikely that the site of the transformer
station will be available for development within the lifetime of the Plan. An
appropriate buffer of building forms or land uses will need to be provided to
minimise the adverse impact of this use on the rest of the regeneration.
14.42 The northern boundary of the former power station site adjoins the wetland
Special Protection Area and Ramsar site. Development will need to be sensitive
to this important nature conservation site and ensure that no harm is caused to
it. The eastern boundary fronts Back Water Channel and there will need to be a
comprehensive flood defence scheme for this and the adjacent Pilkington and
Sydenham’s land to be agreed with the Environment Agency before development can
proceed. The site will need to make appropriate contributions to the new
transport network, including the bridge, to fully enable the delivery of higher
density development. Other contributions will be required as set out in policies
elsewhere in the Plan, notably
Policies H5,
L17,
H1 and
BE9.
CA8 FORMER POWER STATION, OIL DEPOT AND
LAND EAST OF RIGLER ROAD
ON THE SITE OF THE FORMER POWER STATION AND OIL DEPOT AND LAND
EAST OF RIGLER ROAD SHOWN ON THE PROPOSALS MAP PLANNING PERMISSION WILL BE
GRANTED FOR THE FOLLOWING MIX AND INDICATIVE QUANTITY OF USES:
i) RESIDENTIAL (A MINIMUM OF 990 UNITS);
ii) B1 OFFICE;
iii) SMALL SCALE B2 INDUSTRY; AND iv) SMALL SCALE A1/A2/A3
AND D2 UNITS
PROVIDED
i) THERE IS A VARIETY OF BUILDING HEIGHT, SCALE AND FORM
THAT RESPONDS TO THE URBAN LOCATION;
ii) A CONTINUOUS NEW QUAYSIDE IS CREATED WITH SIMPLE AND
DIRECT LINKS TO THE NEW BRIDGE APPROACH, TO THE PROPOSED LINK ROAD TO THE PORT
AND TO CONNECT WITH THE PILKINGTON/ SYDENHAM SITE TO THE SOUTH;
iii) ACTIVE USES AT GROUND FLOOR LEVEL ARE LOCATED ON KEY
ROUTES AND ONTO PUBLIC SPACE AND FOCAL POINTS;
iv) APPROPRIATE USES OR BUILDING FORMS ARE LOCATED TO ENSURE
A BUFFER TO THE TRANSFORMER STATION;
v) THE DEVELOPMENT DOES NOT HARM THE NATURE CONSERVATION
IMPORTANCE OF THE SPECIAL PROTECTION AREA AND SITE OF SPECIAL SCIENTIFIC
INTEREST;
vi) PROPOSALS CONTRIBUTE TOWARDS THE TRANSPORTATION NETWORK
REQUIRED FOR THE POOLE BRIDGE REGENERATION INITIATIVE; AND
vii) PROPOSALS CONTRIBUTE TO COMPREHENSIVE FLOOD DEFENCE
MEASURES.
Land between West Quay Road and West Street
14.43 The Central Area audit has looked beyond Holes Bay Basin and the
delivery of the Poole Bridge Regeneration Initiative and identified other
opportunities to provide sustainable development in a central location. On the
edge of the regeneration project lie a number of potential redevelopment sites
some of which will be directly affected by changes to the transport network as a
result of a new harbour crossing and associated development. Land between West
Quay Road and West Street is a good example of this and already the Council has
approved a planning application submitted by RNLI to develop the former Merck
land to the south of the existing RNLI building. Part of this site is required
for a new link road to facilitate the proposed transport network and this is
shown on the Proposals Map.
14.44 To the south of the proposed link road are a couple of ‘tired’ office
blocks and a row of attractive residential units, the listed Queen Mary public
house and the vacant former Terrace Row land. This land could be redeveloped for
mixed use development, providing commercial high vitality uses on the ground
floor with residential or office space above on the West Quay Road frontage. Any
development proposed should have regard to the urban design issues outlined in
the area specific
Policy CA1. Greater detail of potential opportunities in this
area can be found in the SPG for the central area.
14.45 To the south of Blandford Road, Lower Hamworthy lies the vacant site
formerly owned by Pilkington Tiles. Adjoining this site to the east is land
occupied by James Bros. a local steel company. Together the two sites provide a
significant opportunity to meet the housing needs of the Borough by bringing
forward a site in close proximity to the town centre and on the edge of the
Poole Bridge Regeneration Initiative. The release of the James Bros. site for
more compatible uses will allow for the improvement to the amenity of residents
who currently neighbour the site, including the reduction in commercial traffic,
and the ability to retain and improve the listed buildings that front Blandford
Road. Redevelopment should secure improvements to local traffic and access
problems in particular for properties on Station Road. The two sites should be
treated comprehensively to secure the most efficient development of the land
while improving the setting of adjoining properties.
14.46 Together the two sites could deliver in excess of 250 dwellings. There is
still a need to accommodate in the Borough water based facilities to meet an
under provision and any development should investigate and seek a solution to
gaining access across the Port Rail link. However, it is recognised that
internal and external site constraints may preclude the delivery of a water
sports facility. Any proposal will need to have undertaken a thorough assessment
of archaeology across the whole site given the known archaeology of the former
Pilkington land. Appropriate consideration will also need to be given to the
design of the scheme in relation to the southern boundary of the site where land
is safeguarded for an enhanced freight facility. Given the scale and potential
number of dwellings that the site could deliver it will be expected that
contributions to educational, affordable housing, social and transportation
facilities will be required.
CA9 FORMER PILKINGTON TILE SITE AND
ADJOINING LAND
ON THE FORMER PILKINGTON TILE SITE AND ADJOINING LAND SHOWN ON
THE PROPOSALS MAP, PLANNING PERMISSION WILL BE GRANTED FOR THE FOLLOWING USES:
i) RESIDENTIAL (A MINIMUM OF 250 UNITS); AND
ii) WATER SPORTS
PROVIDED
i) DEVELOPMENT TAKES ACCOUNT OF THE POTENTIAL NOISE
GENERATING ACTIVITY ON ADJOINING LAND;
ii) DEVELOPMENT HAS REGARD TO ANY KNOWN OR FOUND
ARCHAEOLOGY; AND
iii) ACCESS TO THE EASTERN PART OF THE SITE SHOULD LINK WITH
ACCESS BEING PROVIDED OFF BLANDFORD ROAD.
14.47 Policies for the Port of Poole are found in
Chapter 9 Employment.
However, the Port is an important component of the Central Area. One of the
objectives of securing a new harbour crossing is to facilitate improved access
into Lower Hamworthy and particularly to facilitate the efficient operation of
the Port. The Port has to be retained and safeguarded in its existing location
although it could face significant change over the next few years; traditional
markets may face downturn while new opportunities should arise from short sea
freight movement. This may result in the reconfiguration of Port land that is
required to accommodate these changes. The Council will continue to promote
policies and work in partnership with Poole Harbour Commissioners and local
business to secure the most viable Port operation for Poole and the Region as a
whole.
14.48 The strategy and policies for retailing can be found in
Chapter 12
Shopping. The Town Centre is the focus for retail visits to Poole. At the
northern end of High Street can be found The Dolphin Shopping Centre while at
its southern end is Poole Quay. High Street is currently the major pedestrian
link between these important destinations. The Town Centre will continue to play
an important role for residents and visitors yet it needs to address change and
see how it can embrace changing consumer demands. The Dolphin Quays development,
currently under construction, will provide nearly 7,000 square metres of factory
outlet shopping to complement existing retail provision. The Proposals Map
identifies the Town Centre boundary for the purpose of assessing development
proposals in accordance with the sequential approach as advocated in PPG6. The
edge of centre area lies between the Town Centre boundary and the outer limit of
Parking Zone 1, but also includes land between West Quay Road and Back Water
Channel. Poole’s Town Centre Manager in association with the Town Centre
Management Board has recently produced a business and action plan to address a
number of key issues such as business development and innovation, marketing,
safety and security, and environment and access.
14.49 While it is recognised that Poole is well catered for in retail floorspace
the town centre is more than just a shopping destination. The historic
environment of much of the town centre will be a constraint to redevelopment
opportunities, however, this should be viewed as an opportunity to build on its
valued environment. New opportunities, which can enhance and support the town
centre, providing the right pedestrian linkages and quality of development can
be secured through utilising under used or previously used land in the Central
Area. Such opportunities exist along West Quay Road for example, however, an
opportunity to improve the vitality of High Street would be assisted by
development between High Street and Lagland Street. Small scale infill schemes
of residential and employment use could promote the vitality of the area and
improve the aspect to Lagland Street.
CA10 LAGLAND STREET
SMALL SCALE INFILL DEVELOPMENT OF RESIDENTIAL AND B1 OFFICE
USE WILL BE PERMITTED IN THE AREA BETWEEN HIGH STREET AND LAGLAND STREET. THE
DEVELOPMENT SHOULD FRONT LAGLAND STREET, BE UP TO 3 STOREYS IN HEIGHT AND
SAFEGUARD PEDESTRIAN LINKS FROM HIGH STREET. VEHICLE ACCESS WILL BE FROM LAGLAND
STREET.
14.50 Poole Stadium has undergone major redevelopment over the last three
years with further improvement works expected. A new stand incorporating
hospitality facilities has enabled the stadium to host successful greyhound and
speedway events in modern surroundings. Opportunities exist in the vicinity of
Poole Stadium for improvement of the urban environment and provision of
facilities and uses that support Stadium activities. The Stadium area provides a
major gateway to the Central Area and important link in to the Town Centre.
There are currently plans for the redevelopment of properties fronting Wimborne
Road occupied by the Fire Service. The opportunity exists for the redevelopment
to allow for development more appropriate in built form to this gateway
location.
14.51 The most significant development opportunity exists on land held by
Network Rail. This land forms part of the former British Rail Goods Yard
sidings. Discussions between the Council and Network Rail have clarified the
amount of land that will be available for development with the need to retain
some land for railway sidings and for operational use. The development of the
site forms part of the overall strategy for the regeneration of Poole’s Central
Area, being a gateway site from its location on the edge of Poole Town Centre
and as home to Poole’s main railway station. The current site and the buildings
that surround it are not conducive to providing an attractive welcome to Poole
in a high profile and visible location.
14.52 The principal role of the site is to provide a high quality public
transport interchange providing a modern railway station, bus, cycling and
pedestrian facilities as part of a larger mixed use development. The interchange
should allow space for the proper integration of other public transport
providers and users. The provision of improved car parking for long distance
commuters is required and this should be in the form of a multi storey car park
in order to make efficient use of land. A multi storey car park can also be used
for accommodating the parking requirements of other proposed uses thereby
reducing the land needed for car parking.
14.53 Development will need to integrate the site with the rest of the town
centre. In particular, linking the site for pedestrians/cyclists to the former
Dalgety site and the rest of the regeneration of West Quay Road, to Falkland
Square and to the Stadium and Poole High School. Planning permission recently
granted to Asda Stores will deliver an upgraded and aligned road crossing
between the Dalgety site and the railway station. Development of the Goods Yard
site will have to provide new and improved access across the rail line to align
with this. The upgrade of the link to Poole's main shopping centre needs to be
carefully planned, including how the arrival space for passengers addresses this
and provides a clear route to Falkland Square. The Stadium site and school
beyond attract a number of pedestrian movements through the site and these will
need to be addressed particularly in ensuring a safe route through the
development for school children.
14.54 The other uses proposed for the site include a hotel for which there is a
current demand for business related accommodation. A combined interchange and
hotel could provide a significant arrival point to the town. There is a need for
office space in Poole, particularly serviced accommodation. The site's location
supports office provision given the public transport provision and its
accessibility to the rest of the town centre. Housing is also appropriate on the
site and should make use of potential views out across Holes Bay. The office and
hotel elements are crucial to the aims of the regeneration strategy in securing
high profile development at the gateway to Poole town centre and the
regeneration of Holes Bay Basin. More detailed guidance, including appropriate
development heights, important views and car parking provision, for this site
can be found in Planning and Urban Design Guidance for the Central Area of
Poole, Volume 2 Supplementary Planning Guidance. Planning Obligations to meet
the needs of the site include affordable housing provision (Policy H5), mix of
housing types (H1), recreation provision (L17), per cent for art (BE9),
transportation (T13) and education/community facility provision (CF6).
CA11 GOODS YARD
ON LAND AT THE GOODS YARD SITE AS SHOWN ON THE PROPOSALS MAP
PLANNING PERMISSION WILL BE GRANTED FOR THE FOLLOWING MIX AND INDICATIVE
QUANTITY OF USES:
i) TRANSPORT INTERCHANGE INCLUDING A NEW RAILWAY STATION,
BUS, CYCLE AND PEDESTRIAN FACILITIES AND CAR PARKING;
ii) RESIDENTIAL (APPROXIMATELY 190 UNITS);
iii) B1 OFFICES; AND
iv) HOTEL
PROVIDED
i) THE NEW RAILWAY STATION AND TRANSPORT INTERCHANGE IS
INCORPORATED WITHIN A MIXED USE COMPLEX;
ii) THERE IS A VARIETY OF BUILDING HEIGHT, SCALE AND FORM
THAT RESPONDS TO THE URBAN LOCATION AND THE OPPORTUNITY FOR VIEWS ACROSS HOLES
BAY;
iii) SIMPLE AND DIRECT LINKS ARE CREATED WITH FALKLAND
SQUARE, ACROSS THE RAIL LINE AND HOLES BAY ROAD TO LINK WITH THE PROPOSED
REDEVELOPMENT OF THE DALGETY SITE, TO THE STADIUM AND POOLE HIGH SCHOOL AND TO
POOLE BUS STATION;
iv) THE INTERCHANGE FRONTS A NEW PUBLIC SQUARE THAT
INCORPORATES SPACE FOR BUSES, TAXIS, CYCLES AND PRIVATE VEHICLES;
v) CAR PARKING FOR RAIL USERS IS ACCOMMODATED WITHIN A MULTI
STOREY CAR PARK; AND
vi) RETAIL USE IS ANCILLARY TO THE RAILWAY
STATION AND OFFICES.
14.55 Part of The Stadium area provides an overnight lorry parking facility.
The Council intend to relocate coach parking that currently takes place at
Baiter to the lorry park thereby making more efficient use of the facilities
provided and to free up car parking at Baiter (Policy T12)
Lighthouse - Poole's Centre for the Arts, refurbished May 2002
14.56 The part of the Central Area that incorporates The Lighthouse, Poole’s
Centre for the Arts, Dolphin Shopping Centre multi storey car park, Wilts and
Dorset Bus Company, land owned by the Council and currently used as a temporary
car park, Dolphin Swimming Pool and its adjoining land forms one of the most
prominent gateway sites in the Central Area. This area straddles the town centre
boundary, being an area of transition from the heart of the town where many
people arrive whether by bus or by car to an edge of centre location on the
fringes of Poole Park. The area suffers from a number of problems, not least the
quality of the physical environment, the dominance of the road system on the
permeability and attractiveness of the locality and the physical separation of
the Lighthouse from the rest of the town. In 1996 the Council undertook a
consultation exercise titled "Hands on Heart" that sought design solutions to
this utilitarian and very public part of Poole. Those ideas are now being
carried forward in work being undertaken by the Council and its consultants to
masterplan, amongst others, this part of the Central Area.
14.57 Land to the east of the Dolphin Shopping Centre is considered appropriate
for primarily leisure development to complement the recently refurbished
Lighthouse. A new multi screen cinema, currently there is only a single cinema
screen in the town centre within the Lighthouse, will provide the centrepiece of
development giving the town centre a much needed major new facility.
The scale of any new cinema is unlikely to require the whole site but may
facilitate a more comprehensive development that incorporates the bus station. A
comprehensive scheme should deliver a much enhanced bus passenger facility fully
integrated into the Dolphin Shopping Centre together with proposals for the
remainder of Kingland Road. The provision of ancillary A1/A3 uses, the site lies
within the town centre retail boundary, can be provided to facilitate
integration with the shopping centre and provide active frontages to the new
development aiding pedestrian flow and vitality. To obtain the necessary height,
five storeys being a guide, of buildings to respond to the particular location
either B1 office, residential or a combination of both should be provided above
the leisure uses.
14.58 Proposals should address the problem pedestrians experience in crossing
between the bus station and public car parking and the Lighthouse. The creation
of appropriate links to the centre and to the Dolphin Swimming Pool, the
shopping centre and south to the Sainsbury site will need to be addressed and
contributions towards this will be expected from development. Development will
also be expected to make provision for public space which is currently lacking
or is in an unusable form to create a piece of townscape that returns this area
to the pedestrian and shopper or leisure user as opposed to the current vehicle
dominated environment. Given the complexities of land ownership, existing
businesses and transportation issues it is likely that any development would
occur in the latter part of the Plan period.
CA12 KINGLAND ROAD
ON LAND AT KINGLAND ROAD SHOWN ON THE PROPOSALS MAP, PLANNING
PERMISSION WILL BE GRANTED FOR PREDOMINANTLY LEISURE USES INCORPORATING THE
FOLLOWING MIX:
i) ANCILLARY A1/A3 AND D2 USES;
ii) B1 OFFICE; AND
iii) RESIDENTIAL
PROVIDED
i) THE BUILDING HEIGHT, SCALE AND FORM RESPONDS TO THE URBAN
LOCATION;
ii) ACTIVE USES FRONT KINGLAND ROAD AND OTHER PEDESTRIAN
ROUTES, PUBLIC SPACE AND FOCAL POINTS;
iii) NEW PUBLIC SPACE IS CREATED WITH PEDESTRIAN LINKS TO
THE LIGHTHOUSE, THE DOLPHIN SHOPPING CENTRE AND LAND SOUTH OF THE RAILWAY;
iv) PROPOSALS CONTRIBUTE TO THE IMPROVEMENT OF THE TRANSPORT
NETWORK; AND
v) PROPOSALS ALLOW FOR THE REFURBISHMENT OR REDEVELOPMENT OF
THE BUS STATION TO PROVIDE A MODERN PASSENGER TERMINAL.
14.59 The site to the east of the Shopping Centre is linked to the Dolphin
Swimming Pool and its adjoining land by a pedestrian underpass. The swimming
pool is in need of refurbishment, as is the public sports centre located inside
the Dolphin Shopping Centre. Land around the swimming pool does not make best
use of its central location and permission has recently been granted to deliver
an exemplar project in affordable urban living. The expectation is that through
innovative design and use of new technology development on site will be resource
efficient, have a mix of housing types and tenure, reduced car parking and make
a significant contribution to the quality of life of residents.
14.60 The site is located on the edge of the town centre and within five minutes
walk of the main shopping and public transport facilities.
Pedestrian and cycling links will be provided to aid accessibility to the town
centre and Poole Park and enable the provision of an average parking standard of
0.7 car parking spaces per unit to be implemented. An innovative approach to the
design and layout of the site has been approved. Building heights to the south
and west of the site will go up to five storeys to integrate with the adjoining
larger scale developments. To the east and north of the site three storeys is
more appropriate given the low rise residential character of neighbouring
properties. Other policies in the Plan that proposals will need to comply with
include Policies
BE11,
L17,
H1 and
BE9.
CA13 LAND ADJACENT DOLPHIN SWIMMING
POOL, KINGLAND ROAD
ON LAND ADJACENT TO THE DOLPHIN SWIMMING POOL, KINGLAND ROAD
SHOWN ON THE PROPOSALS MAP, PLANNING PERMISSION WILL BE GRANTED FOR THE
FOLLOWING MIX OF USES:
i) RESIDENTIAL (A MINIMUM OF 75 DWELLINGS); AND
ii) LIVE/WORK SPACE
PROVIDED
i) THE BUILDING HEIGHT, SCALE AND FORM RESPONDS TO THE EDGE
OF TOWN CENTRE LOCATION;
ii) THERE IS A MINIMUM RESIDENTIAL DENSITY OF 75 DWELLINGS
PER HECTARE;
iii) THERE IS AN AVERAGE MAXIMUM OF 0.5 CAR PARKING SPACE
PER DWELLING;
iv) THE MIX OF DWELLINGS INCLUDES HOUSING FOR RENT, SHARED
EQUITY AND SALE; AND
v) CYCLING AND WALKING LINKS ARE CREATED TO POOLE PARK,
DOLPHIN SWIMMING POOL AND THE TOWN CENTRE.
14.61 Much of the former 22 hectare gas works site was redeveloped for retail
use and car parking, adjacent High Street, and residential development adjacent
to Baiter. The remaining land at Pitwines has lain vacant for many years and
these sites either side of Seldown Bridge and south of the railway are an
under-used and wasted resource. The Local Planning Authority has granted
planning consent, May 2004, for 504 residential units to the east of Seldown
bridge and on the southern part of Pitwines West. The remaining land at Pitwines
West is reserved for the provision of additional food retailing as part of a
comprehensive redevelopment of the Sainsbury site that would allow for improved
integration of the Pitwines sites with High Street. Providing a link across the
railway line through to the Dolphin Shopping Centre should also be investigated.
14.62 The need for additional food retailing is supported by Poole Retail Study
April 2001. The Council has identified a site for a new food store,
Policy CA3,
to meet part of the need while the site currently occupied by Sainsbury, its car
park and accompanying retail units has the potential to accommodate additional
food floorspace of about 2,000 square metres gross. It is envisaged that
Sainsbury should relocate to the northern part of Pitwines West, allowing for a
new store with some residential units above. This would then enable the redesign
of the current Sainsbury site to allow for pedestrian integration with High
Street and Pitwines East and some additional retail units to link a new
Sainsbury store back to High Street. Upwards of 100 residential units can be
accommodated on the southern half of Pitwines West while there is an unknown
residential potential above any additional retail floorspace that results from
the redevelopment of the site. The growth in the population in this part of the
Central Area has identified a need for an enlarged General Practitioners. The
western Pitwines site provides the opportunity to secure a new facility as part
of the redevelopment, delivering a new practice close to the existing patient
base and future residents of Pitwines development.
14.63 The eastern site is more problematic being physically separated from the
town centre by Seldown Bridge. Both sites have a crucial role in providing
sustainable development that supports the growth and prosperity of the Borough.
For this reason it is proposed that the western site be allocated for a range of
uses appropriate to its edge of centre location while the eastern site be
allocated for a predominantly high density residential use now subject to a
residential permission. Housing on the eastern site will allow for a mix of unit
types to meet differing housing needs. Development will be of varying heights
recognising the site’s relationship with its neighbours, with a gradual
progression in height moving from the southern and eastern part of the site
towards the railway line and Seldown Bridge. Detailed guidance can be found in
Planning and Urban Design Guidance for the Central Area of Poole, Volume 2
Supplementary Planning Guidance.
CA14 PITWINES EAST
ON LAND TO THE EAST OF SELDOWN BRIDGE SHOWN ON THE PROPOSALS
MAP, PLANNING PERMISSION WILL BE GRANTED FOR MIXED DEVELOPMENT OF PREDOMINANTLY
RESIDENTIAL USE PROVIDED:
i) THERE IS A VARIETY OF BUILDING HEIGHT, SCALE AND FORM
THAT RESPONDS TO THE SITES EDGE OF CENTRE LOCATION AND ADJACENT DEVELOPMENT;
ii) IT INCLUDES A MIX OF HOUSING TYPES TO REALISE A MINIMUM
OF 300 UNITS;
iii) APPROPRIATE USES OR BUILDING FORMS ARE LOCATED AT THE
NORTHERN END OF THE SITE TO ENSURE A BUFFER AGAINST THE RAILWAY LINE; AND
iv) IT HAS REGARD TO THE PHYSICAL AND CHEMICAL CONTAMINATION
OF THE SITE.
CA15 PITWINES WEST
ON LAND AT PITWINES WEST SHOWN ON THE PROPOSALS MAP PLANNING
PERMISSION WILL BE GRANTED FOR MIXED USE DEVELOPMENT COMPRISING:
i) RESIDENTIAL DEVELOPMENT (A MINIMUM OF 130 UNITS);
ii) NEW FOOD RETAIL (2,000 SQUARE METRES GROSS); AND
iii) A NEW GENERAL PRACTITIONERS SURGERY
PROVIDED
i) THERE IS A VARIETY OF BUILDING HEIGHT, SCALE AND FORM
THAT RESPONDS TO THE SITES EDGE OF CENTRE LOCATION AND ADJACENT DEVELOPMENT;
ii) IT INCLUDES A MIX OF HOUSING TYPES TO REALISE A MINIMUM
OF 130 UNITS;
iii) RESIDENTIAL ACCOMMODATION IS PROVIDED ABOVE RETAIL
USES;
iv) NEW PEDESTRIAN AND CYCLING LINKS ARE CREATED TO HIGH
STREET AND TO PITWINES EAST; AND
v) PARKING FOR RETAIL USES SHOULD BE PRIMARILY ACCOMMODATED
WITHIN A MULITI STOREY CAR PARK.
14.64 The Quay is an important tourist attraction and recreational resource.
It is one of the landmarks of Poole and as such has a vital role in maintaining
the quality and vitality of environment in Poole’s Central Area. The Quay forms
a vital pedestrian link between High Street and Baiter as well as providing many
attractions in its own right. Environmental improvement identified through the
Council’s Urban Design Framework will be secured either through development
proposals or the Council's environmental enhancement budget to ensure continued
improvement to the pedestrian environment, improving legibility and permeability
between different parts of the Central Area.
14.65 The Quay has seen many changes from its original days as a working quay to
its leisure orientated role today. As part of maintaining the vitality of The
Quay it is important that it remains a berthing resource for all types of
vessels. Pressure for change will continue to be exerted on The Quay and it is
important that positive change is embraced in order to secure its continued
success as a place to live, work and visit. Construction is underway of
approximately 10,000 square metres of mixed use floorspace comprising factory
outlet retailing and tourism uses on the Poole Pottery site. In addition, the
site will accommodate 105 flats. It is important that development that comes
forward must be of the highest quality, having regard to the prominent
waterfront location.
14.66 The construction of a 100 berth marina is now complete, including enhanced
facilities for fishermen at Fisherman’s Dock and a flood defence bund. Other
potential development includes the redevelopment of the former Grain Silo and a
possible expansion of The Quay Thistle Hotel. The Hotel occupies a prominent
position on Poole Quay adjacent to the vacant East Quay depot site. While the
hotel is a major asset to the town in a prime location its redevelopment would
afford the opportunity to provide a solution to this end of the Quay
Conservation Area that results in a landmark development.
14.67 The role for the site of the The Quay Thistle Hotel and adjacent vacant
site is one of supporting Poole’s tourism offer, providing a public front to
Poole Quay and providing new homes in a central location. The hotel is a very
successful business achieving high occupancy rates and its retention in this
location will reinforce Poole’s tourism offer. The provision of leisure
facilities associated with the hotel such as swimming pool and health and
fitness areas would offer complimentary services appropriate to the hotel use.
Café and bar uses would also be appropriate and should front the public quay
providing an active edge. Further large scale retail use will not be appropriate
given the transitional nature of the site, although some A1 retail uses may be
considered acceptable where it would contribute to the vitality of the Quay and
not compromise the objectives for development in Holes Bay basin. The inclusion
of new homes, providing a mix of housing types should also be provided on site.
Any redevelopment will have to have regard to the site’s status as a
conservation area with specific design criteria set out in
Policy BE21. Building
heights should reflect the existing character of the Quay being between two and
six storeys. The design solution should produce a variety of buildings heights
scaled down to no more than three storeys at the eastern end of the site in
order to protect the amenity of adjoining residential areas.
CA16 FORMER EAST QUAY DEPOT AND THE QUAY
THISTLE HOTEL
ON LAND AT THE FORMER EAST QUAY DEPOT AND THE QUAY THISTLE HOTEL SHOWN ON THE
PROPOSALS MAP, PLANNING PERMISSION WILL BE GRANTED FOR A MIX OF USES INCLUDING:
i) HOTEL AND ASSOCIATED LEISURE FACILITIES;
ii) RESIDENTIAL; AND
iii) A3 CAFÉ AND BAR.
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