a-z of services  local plan poole local plan first alteration (adopted march 2004)

5: The Built Environment

Introduction

Strategic Framework

5.08 Planning Policy Guidance Note 15: Planning and the Historic Environment, enables authorities to consider aspects of conservation policy that are relevant to development control in the development plan. Plans should include policies relating to alterations or extensions to listed buildings that also constitute development, and for works of demolition or alteration which could affect a decision on a related planning application. Local authorities may also set out policies relating to the change of use of particular types of historic buildings or for new development which would affect their setting.

5.09 Planning Policy Guidance Note 1: General Policy and Principles states that sustainable development, mixed use and design underpin the Government’s approach to the planning system. Development plans should contain the objectives of meeting the aims of sustainable development through providing for the nation’s needs while respecting environmental objectives; use already developed areas in the most efficient way; conserve both the cultural heritage and natural resources; and shape new development patterns in a way which minimises the need to travel. Mixed use development is highlighted as helping create vitality while reducing the need to travel. Development plans should include policies to promote this, particularly in town centres and on sites well served by public transport. Design is established as being within the public interest and that the appearance of proposed development and its relationship to its surroundings are therefore material considerations. Such considerations relate to the design of buildings and to urban design. Annex A: Handling of design issues states that development plans should set out design policies against which development proposals are to be considered and that applicants for planning permission should, as a minimum, provide a short written statement setting out the design principles adopted as well as illustrative material in plan and elevation. The Government’s commitment to raising the standard of urban design is articulated in the guide ‘By Design – Urban Design in the planning system: towards better practice’.

5.10 Planning Policy Guidance Note 3: Housing, promotes more sustainable patterns of development and making best use of previously developed land, placing the focus for additional housing in existing towns and cities. Housing development should be well designed and contribute to urban renaissance and improving the quality of life. Local planning authorities are expected, amongst others, to create more sustainable patterns of development by building in ways which exploit and deliver accessibility by public transport to jobs, education and health facilities, shopping, leisure and local services; place the needs of people before ease of traffic movement in designing the layout of residential development; seek to reduce car dependence by facilitating more walking and cycling, by improving linkages to public transport between housing, jobs, local services and local amenity and by planning for mixed use; and promote good design in new housing developments in order to create attractive, high quality living environments in which people will choose to live. As in PPG1 Annex A, this guidance note reiterates the need for good layout and design and that local authorities should reject poor design.

5.11 Planning Policy Guidance Note 12: Development Plans emphasises the Government’s commitment to the plan led system. Development plans contain the local authority’s policies and proposals for development and the use of land, having regard to the principles set down in the 1990 Town and Country Planning Act. This requires plans to include policies in respect of, amongst others, the conservation of the natural beauty and amenity of the land and the improvement of the physical environment. The Note stresses the importance of integrating sustainable development and transport and land use policies in development plans and draws upon the Government’s sustainable development strategy for the achievement of this aim. Key priorities may include energy conservation, landscape quality, the revitalisation of urban areas, better urban design and the protection of built and archaeological heritage.

5.12 Planning Policy Guidance Note 16: Archaeology and Planning, recognises the value of archaeological remains. It stresses that care should be taken to ensure that archaeological remains are not needlessly and thoughtlessly destroyed and that the desirability of preserving an ancient monument and its setting is a material consideration in determining planning applications whether or not it is scheduled.

5.13 Places, Street and Movement: A Companion Guide To Design Bulletin 32 - Residential Roads and Footpaths recognises the need to reverse the tendency for roads to dominate housing areas. Design should have regard to the overall quality of the locality and to create places which serve the needs of all, not just car drivers. The guide seeks to promote amongst others that: development should emphasise the sense of place and community; and the detailed design of roads, footpaths and cycle routes should avoid dominance by the car.

5.14 The Structure Plan recognises the built environment as being essential to the future of Dorset and that the quality of the built environment is an inherent part of sustainable development. The Plan contains policies to promote development of the highest standard which makes a positive contribution to the urban environment and to protect open spaces in urban areas.

Objectives

5.15 The Strategy for the Local Plan is set out in Chapter 3, of which the key aims are:

i) to conserve and enhance the natural and built environment of the Borough and to promote sustainable development; and

ii) to make the most of what is uniquely Poole.

The particular aims of Urban Design and Conservation will be achieved through the protection of the best of the urban environment, the setting of a high standard of design and the conservation of energy and resources.

5.16 In addition, Chapter 3 sets out, as part of the key aims of the Plan, a Geographic Strategy to achieve the aim of sustainability: higher densities where appropriate; a strong Central Area; and the encouragement of a mix of uses in accessible locations. All of these will have a profound impact upon the appearance and character of Poole and should be considered in formulating objectives for the built environment.

5.17 The objectives of this chapter are:

• to secure a high standard of design in all development;
• to preserve and enhance areas that make a positive contribution to the local townscape and character of Poole;
• to protect, safeguard and enhance buildings, structures and features of architectural, historic and archaeological interest, together with their settings;
• to promote energy conservation measures in development;
• to protect and enhance tree groups and open spaces in built-up areas that are important to the appearance and character of their locality and of Poole;
• to ensure that the development opportunities in the Central Area produce a lively and memorable heart to the town; and
• to ensure that the environment is accessible, safe and attractive to all sections of the community at all times.

Design

Principles of Urban Design

5.18 Poole is characterised by post war development, largely of a residential nature. A classification of urban form has identified distinctive residential areas from high density urban areas, low density suburbs to post war culs-de-sac and flat developments. The older parts of Poole have a scale and variety that contribute to an identity particular to Poole, while the design and layout of recent greenfield development fails to come to terms with the impact of the motor vehicle.

5.19 Context and local identity are important in creating quality environments. Development proposals should relate to the character of an area and make use of existing public views, vistas, road networks and pedestrian links. Development should utilise existing site characteristics, particularly topography and vegetation.

5.20 Many large scale developments lead to the predominance of a single use over a large area. The form of development often increases the need to travel, discourages the provision of open space and can leave non-residential areas empty and vulnerable to security risk. Mixed use developments, in appropriate cases, can help in promoting a more sustainable use of land.

5.21 The rapid growth of Poole over the last 30 years on greenfield sites has come to an end and the challenge to agencies involved in the development process is to accommodate growth within the existing urban area. To achieve this and a quality built environment certain objectives need to be met:

• to protect areas and features of character from insensitive development;
• to provide guidance on design and layout;
• to ensure that all new development respects its context;
• to modify the undesirable side effects of car use;
• to secure environmental improvements;
• to create a sense of place and identity; and
• to achieve sustainability through a mix of uses in existing centres.

5.22 Planning Policy Guidance Note 3 states that Local Authorities should reject poor design particularly where decisions are supported by clear plan policies and adopted Supplementary Planning Guidance. While attention should be focused on promoting rather than requiring good quality design, it is considered that, through quality design, it is possible to secure a development that relates to the buildings and spaces around it having regard to the townscape and landscape of the wider locality. It is acknowledged that the onus is on the Council to identify ‘demonstrable harm’ however, PPG3 states that ‘Applicants for planning permission for housing development should be able to demonstrate how they have taken account of the need for good layout and design…’. A key aim of the Local Plan is to achieve a “quality in design and in the urban environment” and it is the intention of the Council to work to this aim.

5.23 Design briefs prepared by planning authorities are a useful tool in enabling land to come forward for development. Information relating to site character, planning constraints and outline details of preferred use can inform developers of a site’s potential. The issues involved in the development of a site and explored by design briefs are given below. Supplementary Planning Guidance for the Central Area will set the context for the preparation of a number of sites within the central area. The following sites have or will have either a development brief or design brief prepared, outlining the Council’s expectations for the site: West Quay Road, north of Bill Knott building, and either side of Dee Way; former Power Station site; Sydenhams timber yard; former Pilkington’s Tile Factory and land to the south and east of this site, Hamworthy; hotel land adjoining Poole Pottery; Pitwines east and west; land adjacent to the Dolphin Centre; Land surrounding Dolphin swimming pool, Seldown; Railway Goods Yard Site and area north-east of the Stadium; Sterte Avenue West; and land to the east of Bournemouth University. It is expected that such issues are addressed by developers on sites where a brief does not exist. In assessing a site, regard should be had to the following points and to supplementary planning guidance titled “A Design Code” which expands upon this theme:

i) the specific qualities of the site: topography, geology, landscape, microclimate, archaeology, views to and from the site;

ii) the quality of design and relationship of the site to existing surrounding development in terms of: mass, height, proportion, overlooking and privacy;

iii) linkages to other sites and parts of the town by views, roads and footpaths;

iv) the environmental impact of the development in terms of energy conservation and sustainability; and

v) the contribution that a development can make to the social, economic, environmental and cultural amenity of the locality and Borough as a whole through, for instance, a mixture of public and private uses.

5.24 Supplementary Planning Guidance entitled "A Design Code" has been produced to encourage awareness of the fundamentals of good design and will expand upon the issues outlined in the following section.

A Design Code

5.25 Any new building or extension will have an impact on its surroundings. Good design depends on many factors including:

i) an appreciation of specific site qualities;

ii) an awareness of local development patterns;

iii) a sense of proportion within the building elevation and its context;

iv) a choice of quality materials;

v) attention to detail; and

vi) an understanding of a building’s role in the overall townscape

5.26 Planning Policy Guidance Note 1: General Policy and Principles, Annex A, states that design is a material consideration in dealing with proposals for development. The following factors will be considered in determining applications for planning permission.

Design Code: Buildings

5.27 The starting point for any proposed development should be its setting and the character of the surrounding area and neighbouring buildings. Scale of new development, in terms of height, massing and layout should be appropriate to the character and appearance of the surrounding area, whilst allowing innovative design that although it may be different in character, is not necessarily prejudicial to the locality. Landscaping is an important element in the appearance of any development.

5.28 In meeting the aims of sustainable development new buildings should minimise their impact on the environment. Development proposals should demonstrate design solutions and the use of materials that minimise the use of natural resources and embrace construction techniques that support environmentally sound practice both during the construction of and throughout the lifetime of a building. Minimising energy consumption, reducing waste, conserving water resources and enhancing biodiversity within development schemes are all measures that can enhance the sustainability of a development. The Government’s commitment to sustainable construction is set out in ‘Building a Better Quality of Life: A Strategy for more Sustainable Construction’ (April 2000).

Design Code: Layout and Form

5.29 Where new development is proposed on an existing road, the scale, layout and character of the area will dictate the massing, height, scale and layout, the design of the parking and access to the new buildings. In most existing residential streets, front doors face the road and the introduction of rear gardens with walls and fences can severely damage the character of the area.

5.30 The provision of full, off-street parking to meet the guidelines is often a limiting factor in infill development. Where on-street parking can be continued or extended without prejudice to safety or amenity, it should be considered as a contribution to the car parking provision of the scheme.

5.31 A new access road in an existing area can significantly affect the character of the area by removing features such as existing buildings, hedges, walls or other boundary treatments.

5.32 Public space is not confined to parks and town squares, but also includes roads and footpaths with free public access. The use of natural surveillance in public routes is the best way of achieving safe, attractive and secure public routes in new development layouts. Footpaths overlooked by private space, such as gardens or service yards, afford no security for the users, whereas a path or space overseen by buildings is a safer place to be.

5.33 The use of landmarks and directly viewed links within and between areas can ease public accessibility and increase local identity. Vitality and pedestrian activity depend on a variety of facilities and a number of access points. The introduction of cafes, shops or other attractors into town centre sites will encourage vitality. Large stretches of car parking or blank walls, especially at ground level, can have a sterilising effect upon an area.

BE1 DESIGN CODE

PROPOSALS WILL BE PERMITTED PROVIDED THAT:

i) THEY RESPECT THE SETTING AND CHARACTER OF THE SITE AND SURROUNDING AREA AND ADJOINING BUILDINGS BY VIRTUE OF THEIR SITING, SCALE, DENSITY, MASSING, HEIGHT AND APPEARANCE;

ii) WHERE PUBLIC SPACES AND ROUTES ARE REQUIRED THROUGH SITES, THAT THESE FORM AN INTEGRAL PART OF THE OVERALL DEVELOPMENT;

iii) DOORS AND WINDOWS OF BUILDINGS FACE ONTO PUBLIC SPACE, CONTRIBUTING TO THE APPEARANCE OF THE AREA AND THE SAFETY OF PUBLIC SPACES;

iv) IN AREAS OF COMMERCIAL USE, THE ARRANGEMENT OF ACCESSES AND USES CONTRIBUTE TO THE VITALITY OF THE SPACE ONTO WHICH THEY FACE; AND

v) ANY EXTERNAL LIGHTING DOES NOT HARM THE CHARACTER OR APPEARANCE OF THE LOCALITY.

Landscaping

5.34 Landscaping schemes for new development are a key element in improving the environmental quality of the Borough. Landscaping aspects of development proposals are not always incorporated in detailed schemes. A thorough assessment of a potential development site will identify natural features worthy of retention which can be incorporated into a landscaping scheme. Some of the aspects which will need to be considered are the details of proposed changes to land drainage and levels, topsoil removal and service runs and details of hard and soft landscaping, including boundaries and parking areas. Policies to protect trees and protected species can be found in Chapter 6 under the section Trees and Woodlands. The landscaping and creation of a setting for a development can enhance the value and appearance of a proposal as much as the design of a building. The Council sets out principles of landscaping in Supplementary Planning Guidance entitled “The Landscape and Natural Environment Design Code”.

BE2 LANDSCAPING

LANDSCAPING SHOULD BE IDENTIFIED AS AN INTEGRAL PART OF A DEVELOPMENT AND PROPOSALS WILL BE PERMITTED PROVIDED THAT DEVELOPMENT MAINTAINS OR WHERE POSSIBLE ENHANCES THE EXISTING FEATURES AND CHARACTER OF THE SITE.

Skylines, Ridges, Slopes and Views

5.35 The topography of Poole is one of its most attractive characteristics. Expansive views from various vantage points in the Borough, especially over the harbour, are a special feature. The steep ridges and cliffs create an important backdrop to development around the harbour and, with their mature cover of trees, make a significant contribution to the appearance of Poole.

5.36 The ridges and slopes can be seen from the Purbeck Hills and Studland and are an essential part of the skyline of this part of the coast. Within the Borough, the slopes and ridges form an important backdrop to the town and are prominent in views from Poole Park, the Town Centre, the Old Town and the Stour Valley, as well as sites where the ridges form the skyline. Until the 1950s the ridges were heavily wooded, but over the last thirty years the level of tree cover has been seriously eroded by development. Response to high development pressures has led to large blocks appearing on the wooded slopes and on the skylines. Whereas the houses that preceded them could nestle in the trees, large blocks tend to precipitate the loss of trees and to change the appearance from green slopes to built-up areas.

5.37 With so many sites already developed, additional pressure is placed upon steeply sloping land on which it was previously too expensive to build. Steep slopes are often unstable and invariably require considerable excavation to achieve a flat site for development, which, in turn, is likely to produce more instability and lead to the loss of  trees and other vegetation. It is important that a detailed assessment is made of the nature of steeply sloping sites in terms of stability, the amount of excavation needed for development and the effect of that excavation on the existing vegetation.

BE3 TOPOGRAPHY

DEVELOPMENT WILL BE PERMITTED WITHIN THE AREA OF RIDGES, SLOPES AND HIGH LAND IDENTIFIED ON THE PROPOSALS MAP, PROVIDED THAT:

i) THE DEVELOPMENT WOULD NOT BECOME A DOMINANT FEATURE IN THE HILLSIDE OR ON THE SKYLINE;

ii) THE DEVELOPMENT WOULD NOT CAUSE A MATERIAL ALTERATION TO THE SHAPE OF THE LAND OR THE FELLING OF PROMINENT TREES EITHER BY ITSELF OR THROUGH THE EXCAVATION OR IMPORTING OF MATERIAL; AND

iii) THE EXCAVATION OR ADDITION OF MATERIAL REQUIRED FOR DEVELOPMENT WOULD NOT LEAD TO THE INSTABILITY OF THE LAND THAT COULD NOT BE SECURED WITHOUT PROMINENT OR UNSIGHTLY RETAINING WALLS OR OTHER STRUCTURES.

Shopfronts and Shop Signs

5.38 Attractive shopfronts can be crucial to the commercial viability of a centre or shopping parade. Some advertisements can enliven the street scene. However, many shopfronts and advertisement displays in Poole bear little or no relation to the scale, character or appearance of the building to which they are attached or to the scale and character of the area.

5.39 The Council has produced Supplementary Planning Guidance entitled "Guidelines for Shopfronts and Shop Signs". A shopfront is defined as being the full width of a shop unit and the height of the ground floor, as expressed in the facade. Canopies, steps, rails, architectural ironmongery and fittings, together with projections, mouldings, columns and embellishments are all considered as integral parts of the shopfront. In commercial areas, such as the Town Centre and Local Centres, the design of other non-retail units such as offices, public houses and restaurants is also subject to policies on shopfront design.

BE4 SHOPFRONTS

NEW SHOPFRONTS AND SIGNS SHOULD RELATE IN SIZE, DESIGN, MATERIALS AND SITING OF SIGNS TO THE BUILDING FOR WHICH THEY ARE PROPOSED.

5.40 The Council is concerned to balance the need for security by shop owners with the detrimental impact of some forms of security shutters. Shop owners will be encouraged to seek alternatives to solid shutters.

BE5 SECURITY SHUTTERS

SOLID SECURITY SHUTTERS AND INTRUSIVE SHUTTER BOX HOUSINGS ON SHOPS AND OTHER COMMERCIAL FRONTAGES IN THE TOWN AND LOCAL CENTRES, CONSERVATION AREAS AND LOCATIONS WHERE THE VISUAL CHARACTER OF THE AREA MAY BE PREJUDICED WILL NOT BE PERMITTED.

Advertisements and Hoardings

5.41 Advertisements on commercial premises are limited by the Control of Advertisements Regulations. This specifies the number, size and location of advertisements that can be displayed without the need for consent from the local authority. Most advertisements are located in shopping, industrial or other commercial areas. Advertisements on commercial uses in predominantly residential areas, such as hotels, guest houses or bed and breakfast accommodation can have a significant impact upon visual character and residential amenity and therefore need careful consideration.

BE6 ADVERTISEMENTS - RESIDENTIAL AREAS

ADVERTISEMENT CONSENT ON COMMERCIAL PREMISES IN RESIDENTIAL AREAS WILL BE PERMITTED PROVIDED THAT:

i) THE ADDITION OF THE SIGN DOES NOT ADVERSELY AFFECT THE VISUAL CHARACTER OR RESIDENTIAL AMENITY OF THE SURROUNDING AREA, INTRODUCING AN INAPPROPRIATE LEVEL OF COMMERCIALISM; AND

ii) THE DISPLAY IS A NON-ILLUMINATED SIGN.

5.42 Advertising is an important part of the vitality of commercial areas, but the spread of freestanding advertisement signs, remote from the premises to which they refer can prejudice the amenity and/or public safety of areas such as roadside verges, roundabouts, other large areas of open land, Green Belt or agricultural holdings.

BE7 ADVERTISEMENTS - FREE STANDING

APPLICATIONS FOR FREE STANDING ADVERTISEMENTS WILL BE PERMITTED WHERE THERE IS NO ADVERSE EFFECT UPON PUBLIC SAFETY AND/OR AMENITY.

5.43 Large or dominant hoardings and signs, or concentrations of brightly lit advertisements can harm the appearance of buildings or the visual amenity of an area. The Control of Advertisements Regulations require that control over posters is exercised in the interests of the appearance and amenity of an area and of the safety of people using any form of travel that might be affected by the poster display.

5.44 While advertisement hoardings might be acceptable on a temporary basis, to enliven drab areas or as a screen for building sites or eyesores that cannot otherwise be screened, their permanent display is rarely appropriate. Posters or large advertisements are out of place in the countryside or predominantly open areas, on green corridors entering the town, in predominantly residential areas, conservation areas or close to historic buildings. In commercial areas it is important that posters are in scale with surrounding buildings and that the architectural integrity of buildings they are close to, or to which they are attached, is not threatened by hoardings.

BE8 HOARDINGS

HOARDINGS WILL BE PERMITTED PROVIDED THAT THEY DO NOT HAVE AN ADVERSE EFFECT UPON THE VISUAL AMENITY OF AN AREA AND ARE NOT CONTRARY TO PUBLIC SAFETY.

Public Art

5.45 In 1989 the Arts Council of Great Britain initiated the “Per Cent for Art” campaign. It was designed to encourage developers to voluntarily devote a percentage of their capital costs to the provision of new works of art in, on or around their buildings. Distinctive works of art can do much to engender a sense of place and public pride in the local community in public buildings, commercial developments, streets or parks. The Council supports this initiative and has actively encouraged the provision of public art, both through its own initiative and also through seeking legal agreements for the provision of works of art as part of schemes for development. Works of art can vary from free-standing sculptures to artistic features in buildings. Discussions for works of art will be initiated at the earliest possible stage, in order that applicants can consider the need for works of art and incorporate them into detailed proposals. Key sites such as those in gateway locations, for example, town centre sites, sites that have a prominent public face will afford opportunities for works of art as an integral part of site layout and design.

BE9 PUBLIC ART

NEGOTIATION WILL TAKE PLACE WITH DEVELOPERS FOR THE PROVISION OF WORKS OF ART AT GATEWAY LOCATIONS AND OTHER PROMINENT SITES.

Telecommunications

5.46 The Government has deregulated public telecommunications to enable a greater number of operators to provide a service with a wider variety of facilities. Local Authorities need to be aware of the environmental implications of the range of systems in order to carry out their forward planning and development control responsibilities. Local planning authorities are responsible for ensuring that the criteria of Planning Policy Guidance Note 8, and the Telecommunications Act 1984 are met without visual or actual damage, protecting the best and most sensitive environments.

5.47 The effect of electromagnetic fields on human health is yet to be proven. Telecommunications operators have responsibility under health and safety legislation to ensure there is no risk to human health. The effects of such legislation should ensure that the strength of radio waves at ground level in areas normally accessible to the public are significantly below recommended guidelines. The fact that current evidence suggests that such exposure does not cause adverse health effects to the general population is acknowledged by the independent Expert Group on Mobile Phones (Chairman: Sir William Stewart). However, the Group’s recently published report indicates that it is not possible to say that exposure to radio-frequency radiation is totally without potential adverse health effects and that a precautionary approach should be adopted. In addition, public perception of the risks involved can in itself cause indirect effects on well-being. The Government has indicated that it accepts the conclusion of the Stewart Report, agrees with the precautionary approach recommended and will hold further discussion and consultation on specific elements. In the meantime, provided telecommunications proposals meet the ICNIRP guidelines for public exposure, local planning authorities are advised against implementing their own locational criteria for new masts on health grounds.

5.48 Where a planning application is made or required, it should be accompanied by a statement describing the site selection process and the reasons for rejecting alternative locations. Telecommunication companies are encouraged to co-operate with the Council to identify suitable sites for their aerials and to provide long term and medium term assessments of their requirements. To assist in this the Council will continue to update a local register of masts within the Borough of Poole. This will ensure that optimum use is made of suitable sites and the minimum concern and disturbance is caused to residents.

BE10 TELECOMMUNICATIONS

PROPOSALS FOR TELECOMMUNICATIONS INSTALLATIONS WILL BE PERMITTED PROVIDED THAT:

i) THEIR IMPACT IS MINIMISED THROUGH CAREFUL DESIGN, SITING AND WHEREVER POSSIBLE, LANDSCAPING AND THE LAYING OF CABLES UNDERGROUND;

ii) BEST USE IS MADE OF EXISTING STRUCTURES IN PREFERENCE TO NEW MASTS; AND

iii) IN CONSERVATION AREAS, THEY PRESERVE OR ENHANCE THE CHARACTER OR APPEARANCE OF THE AREA.

5.49 Developers of new housing, industrial estates and office developments will need to consider how the telecommunications needs of the occupiers will be met. It will be necessary to provide adequate ducting for telecommunications cables, as it is for other services. These should wherever possible be installed at the outset and be laid underground or within the structure of the building, in order to minimise disruption and cost if provision is to be made later.

5.50 The Town and Country (General Permitted Development) Order 1995 requires code system operators to apply to the local planning authority before installing certain telecommunications apparatus under permitted development rights for a determination as to whether prior approval of the details and siting and appearance of development is required. The sensitive nature of much of Poole’s landscape justifies the plan setting out examples of where prior approval is required. Examples include where proposals adjoin the Green Belt; in or adjoining Sites of Special Scientific Interest and other proposed or designated areas of nature conservation interest; in or adjacent to open space; in the coastal zone; on prominent ridges and slopes, particularly those visible from the Harbour and Stour Valley; and in wooded areas.

Environmental Enhancement/Improvement Schemes

5.51 Throughout the Borough, there are untidy and unsightly sites that reduce local amenity. The Borough Council has undertaken schemes of improvement on both public and private sites. Where the urban environment would benefit from improved landscaping or the planting of trees (see also paragraphs 6.107 and 6.108), the Council will continue to implement a rolling programme of environmental improvements, working with the private sector to secure the maximum benefit from such schemes. A number of sites in need of enhancement are in private ownership and the Council will promote improvement when the opportunity arises.

Energy Saving and the Environment

5.52 Buildings are responsible for almost half of the total energy consumption and associated emissions of CO₂ in the United Kingdom. Energy savings can be achieved through the design of buildings in terms of their orientation and layout, landscaping and shelter and inclusion of good insulation in their design and construction. In addition the proximity to public transport and cycle routes can help reduce the demand for energy and use of non renewable resources. Developers will be expected to ensure that all forms of new building, including conversions, extensions and change of use, are designed to a high standard of energy efficiency in terms of materials, utilities and layout.

5.53 Whilst recent changes to the Building Regulations have ensured sustainable construction techniques are more widely used in new development, these offer only minimum standards of design. More and more examples of best practice in energy efficiency and building design are being produced nationally and, in part, being secured through the planning system which has a significant influence on layout and design. Research is ongoing and increasingly the development industry is voluntarily signing up to environmental accreditation schemes such as BRE’s Environmental Assessment Method (BREEAM) and EcoHomes. The Council is committed to contributing to this best practice through development on its own land on sites such as the Seldown site. Best practice and national policy advice now encourages planning authorities to secure Sustainable Drainage Systems (SuDS) in new development as well as designs and layouts which maximise solar gain and minimise heat loss. The Government’s white paper on Energy also recognises the increasing scope that planning will play in delivering energy efficiency in new development. Policy BE11 sets out criteria that should be followed by developers to ensure that designs maximise opportunities for energy efficiency throughout the lifetime of the building.

BE11 ENERGY EFFICIENCY

PROPOSALS FOR DEVELOPMENT WILL BE PERMITTED PROVIDED THEY DEMONSTRATE THE FOLLOWING ENERGY EFFICIENCY DESIGN PRINCIPLES:

i) THE ORIENTATION AND DESIGN OF THE DEVELOPMENT SHOULD MINIMISE THE NEED FOR ARTIFICIAL LIGHT, HEATING AND COOLING AND MAXIMISE SOLAR GAIN; AND

ii) THE LAYOUT OF THE DEVELOPMENT SHOULD MAXIMISE OPPORTUNITIES FOR USE OF COMMON WALLS TO LIMIT WINTER HEAT LOSS.

5.54 Development proposals on sites which are larger than 0.5 hectares, include 15 or more dwellings or for large commercial schemes will be required to submit a Sustainable Design Statement to the Council with their planning application. This should identify how the proposal meets the tests of policy BE11 and guidance within Section 2.9 of the Council’s Supplementary Planning Guidance 'A Design Code’ and ‘Sustainable Drainage Systems'.

Historic Buildings and Conservation Areas

Listed Buildings

5.55 There are over 200 buildings on the "Statutory List". These are structures or groups of buildings listed by the Department for Culture, Media and Sports as being of Special Architectural or Historic Interest. Most are located in the Old Town, Quay, High Street and Canford Magna Conservation Areas, though there are others located throughout the Borough.

5.56 Listed buildings form an essential part of the Borough’s heritage and there will always be a presumption in favour of their preservation. As well as resisting any proposals for demolition of listed buildings, the Council will seek to ensure that any alterations or extensions are kept to a minimum and relate sensitively to the existing building in terms of scale, architectural detailing and the selection and use of building materials. It must be emphasised that these considerations apply to the interior as well as the exterior of all listed buildings. Control over listed buildings is contained in the Planning (Listed Buildings and Conservation Areas) Act 1990. There is a presumption against the grant of listed building consent for the demolition or partial demolition of a listed building.

5.57 All architectural or decorative features, within a listed building, attached to it or in its curtilage, that are important to the character of the building should be retained or reinstated. Repair to historic fabric is always preferred to replacement and should be done in an authentic manner and with matching materials.

BE12 LISTED BUILDINGS – ALTERATIONS

PROPOSALS FOR DEVELOPMENT INVOLVING THE ALTERATION OR EXTENSION OF A LISTED BUILDING WILL ONLY BE PERMITTED WHERE IT WOULD NOT RESULT IN THE REMOVAL OR DEFACEMENT OF ITS ARCHITECTURAL FEATURES, PLAN FORM, STRUCTURE OR EXTERNAL DECORATION THAT IS IMPORTANT TO THE CHARACTER OF THAT BUILDING.

5..58 A number of buildings are ‘at risk’ and in poor condition, particularly where their original uses are no longer viable and/or they have been vacated. The original use of a building is always preferred and alteration pursuant to a change from that use can have a detrimental effect upon its character. In some cases, sympathetic new uses may be the best way to ensure the long term life of an historic building. In order to accept such a change, the Local Authority must be satisfied that steps have been taken to market the building at a rate commensurate with the use and with regard to potential costs of repair and maintenance.

BE13 LISTED BUILDINGS - CHANGE OF USE

WHERE THE CHANGE OF USE OF A LISTED BUILDING IS THE ONLY MEANS OF SECURING ITS ECONOMIC VIABILITY, PLANNING PERMISSION WILL BE GRANTED PROVIDED THAT THE PROPOSED ALTERATIONS MINIMISE THE EFFECT ON THE HISTORIC AND ARCHITECTURAL FEATURES, SETTING AND CHARACTER OF THE BUILDING.

The Setting of Historic Buildings

5.59 The setting of an historic building is often an essential part of its character. The interest and character of buildings can be destroyed if they become isolated from their surroundings by traffic routes, car parks or other inappropriate development. The setting of buildings and streets owes much to the harmony of the group and it is important that the replacement of a non-listed building is carefully considered for its impact upon its listed neighbours. In some cases the setting of buildings in their own grounds can be affected by new development some distance from the building.

BE14 LISTED BUILDINGS – SETTING

PROPOSALS WHICH AFFECT ADVERSELY THE SETTING OF A LISTED BUILDING WILL NOT BE PERMITTED.

Buildings of Local Importance

5.60 Throughout the Borough there are buildings which, though not of sufficient quality to be included on the statutory list, are, by virtue of their architecture, group value, historical associations, siting or visual interest, of significant value to the history and character of their local environment. In recognition of this the Council will encourage sensitive maintenance, repair, alteration or extension, with the intention of retaining them in a condition which is as near to their original condition as possible.

5.61 The Council will maintain and publish a list of buildings (Appendix 1) which, for reasons of their character, history or appearance, are regarded as being of local importance. The criteria to determine such are:

i) most buildings erected before 1840 which survive in largely original form and condition; and

ii) buildings built after 1840 that fall into one or more of the following categories:

a) having special value within certain building types;

b) displaying technological innovation;

c) having group value;

d) illustrating social development and economic history;

e) of good design, reflecting period detail and style; and

f) designed by a well known architect of national or local reputation.

5.62 Proposals for the demolition of buildings outside conservation areas that appear on the list of buildings of local importance will be resisted. In considering proposals to alter or extend buildings of local architectural or historic interest, the Council will take care to ensure that features of architectural or historic interest are preserved and that all new work does not detract from the character of the original building and its setting in terms of design, scale and materials.

BE15 BUILDINGS OF LOCAL IMPORTANCE

OUTSIDE CONSERVATION AREAS, PROPOSALS FOR THE DEMOLITION OF BUILDINGS OF LOCAL IMPORTANCE WILL BE RESISTED. DEVELOPMENT PROPOSALS AFFECTING SUCH BUILDINGS WILL BE PERMITTED PROVIDED THE DEVELOPMENT RETAINS AS FAR AS POSSIBLE THOSE FEATURES OF THE BUILDING WHICH DETERMINED ITS INCLUSION IN THE LIST OF BUILDINGS OF LOCAL IMPORTANCE.

Conservation Areas

5.63 The Borough Council has designated nineteen conservation areas as shown on the Proposals Map. It is the duty of local planning authorities to designate as conservation areas any "areas of special architectural or historic interest, the character or appearance of which it is desirable to preserve or enhance". The designation of a conservation area is recognition of the group value of buildings and their settings, including street pattern, building layout, open spaces, trees and landscape.

5.64 The following criteria will be employed when designating conservation areas:

i) the area has a distinct physical identity, that is readily distinguishable from surrounding development;

ii) the area possesses architectural and/or environmental cohesiveness;

iii) the buildings within the area are of a high standard of architectural or townscape quality, often including listed buildings but also buildings that are of local architectural or historic interest, important landmarks and good examples of local or vernacular styles and materials; and

iv) the landscape, spatial quality or general layout exhibits a special character derived from a natural or topographical feature, historic open space, landscaping or historic street pattern.

5.65 In most areas there are examples of new buildings out of scale or character with their surroundings and the Council will encourage appropriate redevelopment that would enhance the character or appearance of a conservation area. In residential streets small inappropriate changes that do not require planning permission, such as new windows and doors or replacement roof materials, are having a cumulative effect upon the character and appearance of the area. Pressure for redevelopment and new building is prevalent in all areas and has been instrumental in eroding character. The loss of trees, hedges and other vegetation is a common problem.

5.66 In considering proposed development in conservation areas, the Borough Council will have regard to factors that contribute to the particular character of that area. In some areas the uniformity of style, design, proportion, materials and decoration are important to retain. Even the detail of floor to ceiling heights, a vertical or horizontal emphasis, interruption or continuity of building line or a particular window spacing, may be critical in the most sensitive streets. In other areas it is the mature vegetation, boundary treatment or the size of plot that determines the special character.

5.67 Buildings and other features that contribute to the character of conservation areas should be retained and dilapidation should not in itself justify demolition. Any new development must be shown to preserve or enhance the character or appearance of the conservation area in which it is located and exhibit a high quality of design. Full, detailed applications will be required in conservation areas, and in considering proposals for development consequential developments such as signs will be taken into account.

BE16 CONSERVATION AREAS

IN CONSERVATION AREAS, DEVELOPMENT PROPOSALS WILL BE PERMITTED PROVIDED THE CHARACTER OR APPEARANCE OF AN AREA IS PRESERVED OR ENHANCED.

PROPOSALS INVOLVING THE DEMOLITION, REMOVAL OF BUILDINGS, STRUCTURES, WALLS, TREES AND OTHER FEATURES CONTRIBUTING TO THE CHARACTER OR APPEARANCE OF A CONSERVATION AREA WILL BE PERMITTED ONLY WHERE SUCH DEVELOPMENT PRESERVES OR ENHANCES THAT CHARACTER OR APPEARANCE.

5.68 Within conservation areas, the demolition of most structures and buildings requires an application for Conservation Area Consent. In considering proposals to demolish, extend or alter buildings of local importance in a conservation area, the Council will have regard to the potential impact of those proposals upon the appearance, architectural character and setting of the building and the character of the conservation area. Where redevelopment proposals involve the total or partial demolition of a building of local importance, it is to be expected that its replacement will be of a commensurate design quality that will preserve or enhance the townscape character of the area. In such an event, conservation area consent will not be granted unless a satisfactory detailed scheme has been approved.

BE17 CONSERVATION AREAS - BUILDINGS OF LOCAL IMPORTANCE

IN CONSERVATION AREAS, PROPOSED DEMOLITION OR PARTIAL DEMOLITION OF A BUILDING OF LOCAL IMPORTANCE WILL BE PERMITTED IF DEMOLITION IS THE ONLY MEANS OF SECURING A DEVELOPMENT THAT PRESERVES OR ENHANCES THE CHARACTER OR APPEARANCE OF A CONSERVATION AREA.

5.69 Conservation areas have special qualities which are different from other parts of the Borough and policies applied elsewhere may not be appropriate in areas where the protection of character is paramount. The imposition of full parking guidelines can have a detrimental impact on the character of a conservation area and in areas with mature hedges or boundaries, the need to provide sight lines can damage the vegetation character.

The Conservation Areas and Specific Policies

5.70 Policies in the Plan relating to conservation areas will comply with Planning Policy Guidance Note 15: Planning and the Historic Environment. Separate Supplementary Planning Guidance will be made available detailing conservation area designations and their special characteristics.

5.71 In some conservation areas, however, specific issues require special policies as set out below. The 19 conservation areas can be classified into three groups:

i) town centre/commercial: Old Town, Quay, High Street, Ashley Cross and Haven Road;

ii) village streets: Canford Magna, Oakley Lane and Ashington; and

iii) areas of low density housing and/or high quality landscape: Branksome Park, Beach Road, Evening Hill, The Avenue, Canford Cliffs, Brunstead Road, Poole Park, Harbour Heights Estate, North Canford Cliffs, Sandbanks and Compton Acres.

Old Town, Quay, High Street, Ashley Cross and Haven Road Conservation Areas

5.72 The Old Town was the first area in Poole to be designated as a conservation area. It is the area that contains the highest concentration of listed buildings and is vital to the heritage of the town. Indeed, all of the town centre conservation areas, through their function as public places, are important to the character and appearance of Poole, for residents and visitors alike.

5.73 All of the areas contain a mixture of uses, including shops and offices, and high density housing in the form of terraces. Each of the uses has a different requirement that needs to be addressed in order to protect and enhance the areas.

5.74 Some of the shopfronts and forms of signage are inappropriate to the conservation areas. Traditional details, hanging signs, painted signage with lower levels of illumination are more appropriate. A number of shopfronts have been identified as being of townscape merit and their removal will be resisted. A 'Shopfront Facelift Scheme' has been operating in the High Street, Old Town, Quay and Ashley Cross Conservation Areas with the objective of improving the visual quality of those areas.

BE18 CONSERVATION AREAS – SHOPFRONTS

WITHIN THE OLD TOWN, QUAY, HIGH STREET AND ASHLEY CROSS CONSERVATION AREAS, PROPOSALS FOR NEW SHOPFRONTS AND SIGNS WILL BE PERMITTED PROVIDED THAT:

i) EXISTING FEATURES OF HISTORICAL OR ARCHITECTURAL INTEREST ARE RETAINED WHEREVER POSSIBLE;

ii) PROPOSALS WHICH INTEND TO REFLECT THE TRADITIONAL CHARACTER OF SHOPFRONTS INCLUDE HISTORICALLY ACCURATE DETAILS; AND iii) INTERNALLY ILLUMINATED BOX FASCIAS OR INTERNALLY ILLUMINATED PROJECTING BOX SIGNS PRESERVE OR ENHANCE THE CHARACTER OR APPEARANCE OF THE CONSERVATION AREA.

5.75 The Council will seek to ensure that shopfronts out of scale or character with the building of which they are part will be replaced by more traditional designs in accordance with the Council’s Supplementary Planning Guidance on shopfronts and signage. This also applies to inappropriate forms of advertising in the area.

5.76 The retail and commercial uses at ground floor level in these areas are important to their character, contributing to the diversity and vitality of the areas. Some of the upper floors in the area are not in use and deterioration is occurring as a result. The use of offices on the ground floor creates a dead frontage on the High Street which detracts from the vitality of a busy shopping street.
In the High Street and Old Town Conservation Areas a continuing loss of residential uses on upper floors is resulting in the reduction of a mix of uses and the social vitality of the area.

5.77 The retention of residential accommodation in the Central Area will be encouraged. Proposals resulting in the loss of residential accommodation in the High Street and Old Town Conservation Areas is detrimental to the character of these areas. Proposals for nonresidential uses should have regard to the suitability of the property for residential use and to the effect of the loss of a dwelling on the amenities of residents. The Town and Country Planning (General Permitted Development) Order 1995 introduced permitted development for the change of use of a building from A1 and A2 uses to mixed use for any purpose within those classes and as a single flat. This change to the Order will help to bring upper floors back into residential use and maintain the mix of uses which are such an important part of the character of the conservation areas.

BE19 CONSERVATION AREAS - UPPER FLOORS

PROPOSALS FOR THE CHANGE OF USE FROM RESIDENTIAL TO OTHER USES ABOVE GROUND FLOOR LEVEL WILL ONLY BE PERMITTED IN THE HIGH STREET AND OLD TOWN CONSERVATION AREAS WHERE THE PROPOSAL IS FOR THE EXPANSION OF A GROUND FLOOR USE OR WHERE THERE IS NO DETRIMENT TO THE CHARACTER OR APPEARANCE OF THE CONSERVATION AREA.

5.78 Elsewhere in the Borough, particularly in the local centres, there is an increasing use of upper floors for non-residential use. Scope remains in the local centres for the greater use of upper floors for both residential and commercial purposes. Encouragement of employment uses will help to consolidate the existing local centres, providing work close to where people live. Therefore, the Council will encourage the greater use and occupancy of upper floors providing that there is no adverse effect on the amenity of neighbouring uses.

BE20 UPPER FLOORS

PROPOSALS FOR RESIDENTIAL AND USE CLASS B1 USES WILL BE PERMITTED ON UPPER FLOORS IN THE LOCAL CENTRES.

5.79 Many residential properties close to town centre conservation areas are Victorian, with strong vertical and horizontal rhythms. In some cases, unsympathetic alterations have occurred such as the replacement of windows and re-roofing with concrete tiles. In the Ashley Cross conservation area, if the current rate of change is continued, it will soon have a seriously detrimental effect on the character of the area.

5.80 The character of the High Street and Quay areas is threatened by the poor condition of land to the rear of these areas and the run-down appearance of some of the properties and alleyways. Opportunities will be sought to carry out environmental improvements such as providing street lighting in the alleyways which lead off the High Street in an attempt to encourage pedestrians to use them. Development will also be encouraged off the High Street in the form of squares with public activities to add to the activity and vitality of the area. Within the High Street, the extension of retail use in to public spaces will be encouraged to improve the vitality of the area.

5.81 The essential character of the Quay Conservation Area derives from buildings in the centre of the Quay, from the Old Harbour Office to Old Orchard. Tall, gable fronted warehouses are the predominant building form, set at right angles to the Quay, in narrow plots. Although no longer used for their original purpose, modern uses have been found without their essential character being damaged. Narrow alleyways run between the tall warehouses at right angles to the Quay, allowing a choice of movement through the area.

BE21 QUAY CONSERVATION AREA - CHARACTER

PROPOSALS IN THE QUAY CONSERVATION AREA SHOULD HAVE REGARD TO THE PRESERVATION OR ENHANCEMENT OF THE EXISTING CHARACTER THROUGH THE FOLLOWING CRITERIA:

i) SUBJECT TO A SATISFACTORY RELATIONSHIP WITH ADJOINING BUILDINGS, NEW DEVELOPMENT SHOULD COMPRISE TALL BUILDINGS IN FRONTAGES THAT REFLECT THE TRADITIONAL PLOT DIVISIONS;

ii) BUILDING FORM AND LAYOUT SHOULD COMPRISE PLOTS AT RIGHT ANGLES TO THE QUAY, WITH ALLEYS PROVIDING PUBLIC ACCESS THROUGH THE SITE; AND

iii) ELEVATIONAL DESIGN SHOULD CREATE A STRONG MARITIME CHARACTER.

5.82 The alleyways are important to the special character of the area. They are underused and do not provide an attractive link to the area behind the Quay. With the Quay being a prime tourist area the opportunity exists to open up the alleyways and introduce small retail units to assist in enhancing the vitality of the area.

BE22 QUAY CONSERVATION AREA - VITALITY

IN ORDER TO ENHANCE THE APPEARANCE AND VITALITY OF THE QUAY CONSERVATION AREA, THE INTRODUCTION OF RETAIL AND OTHER PUBLIC USES WITH ACCESS DIRECTLY ONTO THE ALLEYWAYS WILL BE PERMITTED.

5.83 On-street parking is a problem throughout the Borough in areas that were not built with the accommodation of the motor car in mind. Parked cars are found lining the streets, while the need to provide sufficient car spaces in new areas largely dictates design and layout. In commercial conservation areas, the visual impact of parked cars is particularly noticeable. The provision of current guidelines of parking and access within conservation areas can have a detrimental effect upon the appearance and character of these areas. In any development, the provision of areas of ground level parking in front of a new building detracts from the street scene and the setting of the building. Parking restraint (Policy T11 – Car Parking Maxima) will operate in the Central Area and it may be necessary to relax the current parking guidelines in respect of development in the commercial conservation areas in order to maintain the character of these areas.

Canford Magna, Oakley Lane and Ashington Conservation Areas

5.84 The informal layout of buildings within Canford Magna and Oakley Lane, with most properties being set back from the road, gives an appearance of a rural village. Most of the road through the area is banked by hedgerows and mature trees, creating a sense of enclosure and seclusion. Insensitive alteration to boundaries has led to the making of an Article 4 Direction to control boundary treatment. The buildings are of good architectural design, mostly dating from the 18th and 19th centuries, many in the ‘Lady Wimborne’ style. There is pressure for development in these areas, particularly through backland plots and infilling, leading to a potential increase in density, a threat to rural character and the possible loss of hedgerows and other boundary treatment for improved access sight lines.

5.85 Measures to overcome speed and noise of traffic within the conservation areas have been implemented, with junction improvements at the western end of Oakley Lane having eased the problem of through traffic through the Conservation Area. Monitoring of the situation will continue and it may be that additional measures will need to be taken. Such measures would have to respect the character of the Conservation Area and could include additional traffic management that introduced traffic calming or closure of the road to through vehicles.

5.86 Ashington Conservation Area contains buildings of architectural and historic interest including Lady Wimborne cottages built between 1868 and 1904 and the listed Merley Hall Farm with 17th century origins. These are linked by a winding lane creating a predominantly spacious rural character. There are some long views to distant landscape features and landmarks like Wimborne Minster. Small one and a half storey residential buildings are set back from the road on wide plots with substantial gaps between buildings. Farmhouses and outbuildings often front the road, providing local landmarks. Buildings use a variety of details and quality materials, including bricks in a Flemish bond and clay plain tiles. The absence of street lighting or footways, and the open fencing, grassy embankments or low hedges of native species to the boundaries of properties are an important to the rural character. Woodland is important to the southern ridge of the area, contrasting with the open fields lower in the valley. The area is covered by an Article 4 Direction relating to hardstandings, enclosures and other architectural features.

The Avenue, Beach Road, Branksome Park, Brunstead Road, Canford Cliffs, Harbour Heights Estate, North Canford Cliffs, Evening Hill, Poole Park, Sandbanks and Compton Acres Conservation Areas

5.87 These areas are characterised by low density development set amongst pine and other woodland with large distinguished houses dating from the Victorian and Interwar periods, set in large, mature landscaped grounds. The buildings can only be glimpsed through the vegetation. In Branksome Park, in particular, the abundance of wooded areas gives the impression of a park, rather than a residential area. Avenues of trees lining the roads and mature vegetation along property boundaries create a very pleasant sylvan character, providing a feeling of environmental cohesiveness. Poole Park Conservation Area comprises the whole of the Victorian (1890) public park, including the lakes, and a number of mostly residential properties. The open character of the Park is an important part of the heritage of Poole.

5.88 There is pressure in the area for development, particularly through plot severance or flat conversion. Intensification of use poses a threat to the character of the area through the loss of vegetation for vehicle sight lines and increase in traffic and other activity. Policy H10 in the Housing Chapter refers to low density development in the Branksome Park and The Avenue Conservation Areas.

5.89 There is also pressure in these areas for the conversion of large family houses to uses such as institutions, flats and guest houses. Some extensions and alterations have been carried out unsympathetically and the hard-surfacing of front gardens for parking has had a serious impact on the character of the area. Additionally, pressure for the redevelopment of existing houses, usually for replacement with larger properties, could lead to the loss of the trees and other vegetation that forms an important part of the character of the conservation area. Development proposals will need to demonstrate that landscaping has been considered as an integral part of the scheme (Policy BE2). Plot severance or the combination of plots would be considered unacceptable, as would the erection of blocks of flats, terraced housing or the conversion of properties into flats.

5.90 Poole Park Conservation Area experiences different pressures to those areas characterised by low density development. There is continuing pressure for the redevelopment of residential property on the edge of Poole Park and the Council will ensure that any development respects the setting of the Park.

BE23 CONSERVATION AREAS - LOW DENSITY DEVELOPMENT

WITHIN THE AVENUE, BRANKSOME PARK, BRUNSTEAD ROAD, CANFORD CLIFFS AND EVENING HILL CONSERVATION AREAS, RESIDENTIAL DEVELOPMENT SHOULD TAKE THE FORM OF SINGLE HOUSEHOLD DETACHED DWELLINGS ON SITES OF A SIZE CONSISTENT WITH THAT EXISTING IN THE AREA.

BE24 CONSERVATION AREAS - CHARACTER

WITHIN THE AVENUE, BEACH ROAD, BRANKSOME PARK, BRUNSTEAD ROAD, CANFORD CLIFFS, NORTH CANFORD CLIFFS AND EVENING HILL CONSERVATION AREAS, PROPOSALS FOR DEVELOPMENT, INCLUDING CHANGES OF USE FROM RESIDENTIAL TO INSTITUTIONAL AND OTHER NON-RESIDENTIAL USES, OR EXTENSIONS TO PROPERTIES ALREADY IN THOSE USES, WILL NOT BE PERMITTED WHERE THE CHARACTER OF THE AREA WILL BE ADVERSELY AFFECTED BY THE BULK, APPEARANCE, HEIGHT, MASSING, DESIGN, PROXIMITY TO BOUNDARIES, EFFECT UPON EXISTING TREES, SETTING, REMOVAL OF HEDGEROWS ALONG THE BOUNDARIES OF PROPERTIES AND THE HARD SURFACING OF GARDEN AREAS FOR CAR PARKING.

5.91 Within these Conservation Areas, some properties have had their front boundary treatment altered, with hedging removed and replaced with fences or walls in a bid to improve security. Mature landscaping on boundaries, with the use of laurel, rhododendron and trees, is an important feature of these areas which should be protected. An Article 4 Direction was agreed in 1992 in the Branksome Park and Beach Road Conservation Areas as a response to the demand for more walls and fences. The Council will continue to protect the character of the Branksome Park and Beach Road Conservation Areas through the operation of the Article 4 Direction, by not permitting the replacement of hedges and other boundary vegetation with walls, close-boarded fences or any other inappropriate and harsh treatment.

Historic Parks and Gardens

5.92 English Heritage has designated certain areas of open space as Historic Parks and Gardens under the National Heritage Act, 1983. These include Compton Acres, off Canford Cliffs Road, part of Coy Ponds on the boundary with Bournemouth, Poole Park and Poole Cemetery. These areas have historic layouts, features or architectural ornament which make them of special interest. In addition, there is a number of other areas of historic landscape interest such as those at Canford School, Merley House, Upton House and Poole Park that should be protected. There may also be scope to encourage the reinstatement or reinterpretation of historic landscape design.

BE25 HISTORIC PARKS AND GARDENS

PROPOSALS FOR DEVELOPMENT IN OR NEAR A PARK OR GARDEN INCLUDED IN ENGLISH HERITAGE’S REGISTER OF PARKS AND GARDENS OF SPECIAL HISTORIC INTEREST WILL ONLY BE PERMITTED WHERE THEIR CHARACTER, APPEARANCE AND SETTING ARE NOT ADVERSELY AFFECTED.

DEVELOPMENT AFFECTING ANY AREA OF HISTORIC LANDSCAPE INTEREST WILL BE PERMITTED PROVIDED THAT ITS OVERALL HISTORIC CHARACTER IS MAINTAINED.

Archaeology

5.93 Archaeological remains are a finite and nonrenewable resource, highly fragile and vulnerable to damage and destruction. Buried remains need to be protected and managed adequately and sympathetically within new development. Preservation in-situ of archaeological features is the preferred option. In some instances, proposals for development would so adversely affect the site or setting of a Scheduled Ancient Monument or nationally important remains that the development will not be possible. In other instances it might be considered sufficient, dependent upon the relative importance of the archaeological site, to carry out a recording and make it available for exhibition to the public.

BE26 ARCHAEOLOGY - NATIONALLY IMPORTANT SITES

PROPOSALS AFFECTING NATIONALLY IMPORTANT ARCHAEOLOGICAL REMAINS WHETHER SCHEDULED OR NOT AND THEIR SETTING WILL ONLY BE PERMITTED WHERE THE PROPOSAL ENSURES THEIR PRESERVATION IN SITU.

BE27 ARCHAEOLOGY - LOCALLY IMPORTANT SITES

PROPOSALS INVOLVING UNSCHEDULED SITES OF LOCAL ARCHAEOLOGICAL IMPORTANCE AND THEIR SETTING WILL ONLY BE PERMITTED WHERE THE PROPOSED BENEFITS OF THE SCHEME OUTWEIGH THE NEED FOR THE PRESERVATION OF REMAINS IN SITU. IN SUCH INSTANCES THE EXCAVATION AND RECORDING OF THE REMAINS AND THE PUBLICATION OF THE RESULTS WILL BE NECESSARY.

5.94 Poole has a rich archaeological heritage with twelve Scheduled Ancient Monuments and over 200 other sites registered on the County Sites and Monuments Record. These are listed in Appendix 2, identifying all known archaeological remains both scheduled and unscheduled, as a means of information and to create awareness of locations where applications for developments will require an archaeological programme.

5.95 There are areas of the Borough which can be identified as being of especially high archaeological potential where applications for development are particularly likely to require an archaeological programme. These areas are:

• The Old Town
• Lower Hamworthy (Roman military site and port)
• The Stour Valley
• The Northern Heathland
• Upper Hamworthy (Rockley Sands, Turlin Moor and Upton Park)
• The shores and bodies of Poole Harbour including Lytchett, Holes and Parkstone Bays;
• The Poole Bay Littoral; and
• The Roman Road and its environs.

However, because of the invisible and buried nature of archaeological remains there may be potential outside these areas. An archaeological programme may take the form of a desk top survey/assessment, and/or field evaluation, and/ or further excavation and/or observations and recording. PPG16 states that the planning authority needs to satisfy itself before granting planning permission that the developer has made appropriate and satisfactory provision for the excavation and recording of the remains.

5.96 Archaeological remains and excavations are an important resource and the Council will seek to encourage their educational, recreational and tourist potential through suitable management and interpretation.