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

8: Housing

Introduction

8.01 Poole has seen very rapid growth in recent years. Inward migration has accounted for most of the town’s growth and a significant part of this has been for retirement. Over the last 40 years there has been an increase of over 100% in housing stock from some 30,000 in 1961 to approximately 62,700 in 2004.

8.02 The Borough offers a diversity of housing types in distinct residential areas meeting a variety of needs and demands. The supply of adequate housing in both number and type has been important for the success of Poole’s economy.

8.03 The different residential areas have faced different housing pressures. Areas of detached houses in large plots have been under pressure for plot severance and for more intensive use for flat or rest and nursing home development. Areas of high demand on the coast and with sea views have seen considerable flat development.

8.04 The majority of house building during the 1970s and 1980s was on sites identified in local plans but, with those allocated sites now largely complete, housing development in the next decade will be increasingly on unidentified sites.

8.05 The Plan is concerned with ensuring an adequate supply of housing land, a diversity of housing types, including affordable housing, criteria for residential development and at the same time protecting the character and environment of Poole.

8.06 Detailed design issues relating to housing development are included in the Design Code referred to in the Built Environment Chapter and in Supplementary Planning Guidance. The requirement for residential development to provide for the recreational needs of future occupants is dealt with at Policy L17 in the Leisure and Recreation Chapter and in Supplementary Planning Guidance.

Objectives

8.07 The planning objectives which will form the basis of policy are as follows:

• to meet Structure Plan requirements;
• to encourage developers to provide the diversity of housing necessary to meet the needs of the residents of Poole, particularly affordable and special needs housing;
• to ensure that new housing development is appropriate and takes account of the characteristics of each site;
• to control the development of all forms of housing, particularly flat development, to ensure that the character and amenity of residential areas are protected;
• to encourage sustainable housing development both in its design and location to create attractive, high quality living environments in which people will choose to live;
• to reuse previously developed land in the urban area as a priority;
• to encourage vacant homes to be brought back into use and the conversion of existing buildings.

National and Regional Guidance

8.08 Government policy as set out in Planning Policy Guidance Note 3 on Housing intends that everyone should have the opportunity of a decent home. There should be a greater choice in housing which should not reinforce social distinctions. The housing needs of all in the community should be recognised including those in need of affordable or special housing. The PPG sets out the Government’s commitment to revitalising urban areas making the best use of property and previously-developed land. The PPG introduces new concepts including that of plan, monitor and manage as the mechanism for ensuring an adequate provision of housing, the sequential approach for the allocation of housing sites and the promotion of sustainable patterns of development, including mixed use development, making the best use of land and reviewing parking provision.

8.09 A choice of sites which are both suitable and available for house building should be identified. Opportunities for further housing arising from conversion, improvement, redevelopment, for bringing into use neglected, unused or derelict land and sites suitable for small housing schemes will help to meet housing demand and at the same time allow for conservation.

8.10 Regional Planning Guidance for the South West includes a key objective to meet the Region’s requirements for housing, jobs and facilities, of good quality and in sufficient measure to provide for all who live and work in the region. Within its spatial strategy the Guidance proposes that development should wherever possible be accommodated within or close to urban areas particularly the principal urban areas. Development in the Bournemouth/Poole conurbation should be focused within the urban area and should include significantly increased residential densities.

Structure Plan Guidance - Housing Requirement

8.11 The Bournemouth, Dorset and Poole Structure Plan’s strategy seeks to concentrate new development in existing built-up areas ensuring the retention of the South East Dorset Green Belt. The Structure Plan sets a housing provision to meet the needs of Dorset based on a capacity approach. It requires the provision of about 52,900 dwellings gross for Dorset to be constructed between 1994 and 2011 of which about 9,500 will be in Poole. The housing requirement equates with 558 dwellings per annum, lower than that of the previous Structure Plan which required an annual building rate of 640 dwellings per annum.

8.12 Within the overall provision for housing, the Structure Plan aims to meet the needs of all sections of society securing a proper social mix of housing to achieve balanced communities. New housing should be built where it is close to facilities, reduce car-borne journeys and enable the use of public transport.

Housing Demand

8.13 The demand for housing in Poole arises from a number of factors. From 1994 to 2002 the population of Poole decreased from 138,100 to 137,900 with net inward migration creating the demand for further housing. The structural changes in the population and household formation rates will influence housing demand. Decreasing household sizes and an increase in single person households are creating demand for housing. In Poole household size has decreased to 2.30 persons per household and about 28.9% of households are of a single person. There is also a small demand for second homes which represented about 2.8% of the housing stock in 2004.

8.14 The housing requirement for Poole was established in the Structure Plan to accommodate the demographic changes and the predicted demand for labour. A capacity approach was adopted whereby the demand will be met in a sustainable manner.

Housing Supply

8.15 Since 1994, the start date of the Structure Plan, 4,424 dwellings (gross) have been completed and 3,932 dwellings (net) allowing for losses through demolition, conversion and change of use. 81.6% of the dwellings completed since 1994 are on previously used sites. At 31 March 2003 there were outstanding planning permissions for 1,254 dwellings. Outstanding planning permissions likely to come forward, allowing for a 70% take-up rate, will yield 877 dwellings (gross) and 802 dwellings (net) allowing for losses through demolition, redevelopment, conversions and changes of use.

Figure 8.1 - Housing Completions (gross) 1994-2003

8.16 Poole’s housing requirement to 2011 will be met within the urban area principally by locating residential development on previously developed sites through the use of vacant land and buildings, the reallocation of sites in other uses which are no longer required for that use and through the development of windfall sites by infill, conversions, redevelopment and changes of use. Residential development will not be entertained in the South East Dorset Green Belt in Poole. A review of the South East Dorset Green Belt will be undertaken as part of the Structure Plan review for the period beyond 2011.

Table 8.1 - Housing Provision in Poole at 31st March 2003

8.17 Residential development will proceed through speculative planning applications as windfall development. However, in order to demonstrate how Poole will meet its housing requirement and to provide greater certainty as to which sites are acceptable for residential development, the major sites which are likely to come forward are allocated for this purpose. Development briefs will be prepared for these allocated sites to set out the objectives for the site, the site characteristics, condition and constraints, the policy context and the development opportunities.

8.18 Site selection has been carried out in a systematic manner as advocated in PPG3 by reviewing vacant sites, sites with allocations for other uses and redevelopment opportunities. A search sequence was adopted for the limited number of significant sites available for development in accordance with paragraph 31 in PPG3. An assessment made of the likely timing of development of the sites indicates a spread across the Plan period. The phasing of the sites is based on a realistic assessment of when the sites are likely to come forward and not through a contrived or arbitrary approach. Housing supply is monitored annually and the phasing of housing sites will be reviewed concurrently with the review of the Plan.

H1 HOUSING ALLOCATIONS

THE FOLLOWING SITES WILL BE DEVELOPED FOR RESIDENTIAL USE IN TOTAL OR AS PART OF MIXED USE DEVELOPMENT. ALL THE SITES WILL BE REQUIRED TO MAKE PROVISION FOR A MIX OF HOUSING TYPES INCLUDING AFFORDABLE HOUSING AND FOR THE OPEN SPACE AND INFRASTRUCTURE REQUIREMENTS NECESSARY TO DEVELOP THE SITES.

PDL - previously developed land. Phase 1 2001-2005.
Phase 2 2006-2011.
* mixed use sites including housing. ** see Policy H5.
*** Talbot Village site could be released earlier if monitoring shows it to be necessary.

8.19 The sites which are allocated are those which are substantial and which have the greatest certainty of implementation. Most of the sites are on previously developed land and within the Central Area with just one such site in the remainder of the town. The final site is that at Talbot Village which is a greenfield site within the urban area. This site is a remnant of a larger site allocated in the South East Dorset Structure Plan First Alteration 1990 and will make a valuable contribution towards meeting the strategic housing requirement and towards providing for a wider range of housing opportunity and choice.

8.20 The capacity of the allocated sites will vary depending on a range of factors including site characteristics and constraints, density of housing development and mix of uses. The broad distribution of the allocated sites and the anticipated numbers of dwellings are shown in Table 8.2.

Table 8.2 - Housing Site Allocations

Parr Street

Housing Site Allocations

8.21 There are an estimated 2,269 vacant dwellings in Poole at 2004 of which 487 have been empty for more than 6 months. A reduction in this vacant stock will assist in meeting the housing needs of the Borough. Poole’s Housing Strategy sets a target to bring 10 dwellings back into use each year.

8.22 It is anticipated that the remainder of the housing provided to 2011 will come from windfall development. The trend for windfall development has indicated a high annual level triggered by a diminishing supply of allocated sites since the early 1990s as long standing commitments on large greenfield sites have been completed. The increased housing demand in the late 1990s stimulated high land values and encouraged developers to be more imaginative and resourceful in developing more complex sites. An increase in the conversion and redevelopment of large properties to flats has been a response to this demand.

Table 8.3 - Windfall Completion Trends 1994-2003

8.24 The components of housing provision and their relative contribution to meeting Poole’s total housing requirement to 2011 are illustrated in Table 8.4.

Table 8.4 - Meeting the Housing Requirement 1994-2011

8.25 With the aim of making full and effective use of urban land in Poole by the development of brownfield sites, opportunities will be sought to meet the demand for housing. Utilising vacant housing units including those over shops and offices and the conversion of larger houses and other buildings will contribute to the available housing stock. Policy H31 relates to the conversion of properties for residential use and will apply to such development.

Housing Sites

Former Southern Print Works

8.26 The site of the former Southern Print printing works covers an area of 1.35 hectares and included the derelict buildings of the printing works to the north, Wordstream House to the west previously used as offices and a deep boundary of trees and shrubs to the south. The site is bounded by Poole Road, St Aldhem’s Road and Lindsay Road to the north, east and south and a bungalow and railway line to the west. This site occupies a prominent corner position at the junction of Poole Road and St Aldhem’s Road and has an important gateway location. It is important that development of the site reflects its visual prominence on a main arterial road and presents a strong building line onto Poole Road. St Aldhem’s Church to the east is a Grade II Listed Building and development of the site should respect its setting. Development of the site should be sensitive to the character of Branksome Park Conservation Area to the south and west. An area Tree Preservation Order covers the site to protect the amenity of the treed boundary and isolated trees within the site. Development should allow the retention of the important trees and be of a density which will allow the trees to be a dominant feature. The treatment of the boundary of the site will require planning permission under an Article 4 Direction. Poole Road is a primary route in the road hierarchy and no access will be allowed from this road. Access should be provided from St Aldhem’s Road in such a way as to protect important trees and preserve the visual amenity of the area. A food retail store has been completed on Poole Road and residential development is proceeding on the southern part of the site fronting onto Lindsay Road. Outline planning permission has been granted for the remainder of the site on the corner of Poole Road and St Aldhelm’s Road.

H2 FORMER SOUTHERN PRINT WORKS

THE SITE OF THE FORMER SOUTHERN PRINT WORKS WILL BE DEVELOPED FOR RESIDENTIAL USE. DEVELOPMENT OF THE SITE SHOULD REFLECT ITS VISUAL PROMINENCE AND PRESENT A STRONG BUILDING LINE TO POOLE ROAD. IMPORTANT TREES SHOULD BE RETAINED. BOUNDARY TREATMENT OF THE SITE WILL REQUIRE PLANNING PERMISSION. THE DESIGN AND LAYOUT OF THE DEVELOPMENT SHOULD BE SENSITIVE TO THE SETTING OF ST ALDHEM’S CHURCH AND THE CHARACTER OF THE ADJOINING CONSERVATION AREA. ACCESS WILL BE FROM ST ALDHEM’S ROAD AND WILL PRESERVE THE VISUAL AMENITY AND CHARACTER OF THE AREA.

Talbot Village

8.27 The site at Talbot Village covers 14.6 hectares (36 acres) of farmland. The development of this site represents the last stage in the completion of development at Talbot Heath most of which was first committed in the 1970s and largely completed in the 1980s. Part of the remaining site was reserved for the construction of the Wallisdown Relief Road. The site is located adjacent to Bournemouth University and The Arts Institute at Bournemouth to the north-west and land with permission for residential use to the west. To the south-west is heathland much of it with nature conservation interest and designated as SPA, SSSI, candidate SAC, Ramsar site or SNCI. The eastern boundary abuts established residential development in Bournemouth and the provisions of paragraph 7.64 apply. A tree belt crosses the centre of the site from northwest to south-east.

8.28 Talbot Village is an urban greenfield site which has been allocated in the Local Plan at Phase 2 in recognition of its immediate availability and the contribution the site can make to the strategic housing requirement, affordable housing, student accommodation, open space and heathland management. If monitoring justifies the site coming forward earlier and this is feasible then this site could be brought forward in Phase1. The site is suitable for housing and ideally located to meet an identified need at the University and Arts Institute for academic floorspace and student accommodation. The maintenance and 8 enhancement of the integrity of the adjoining nature conservation designations will be ensured through other policies in the Plan including policies NE15, NE16, NE17 and NE21 and the Supplementary Planning Guidance: Landscape and Natural Environment Design Code. Planning obligations will be sought in accordance with policies BE9, T13, H5, L17 and CF6.

H3 TALBOT VILLAGE

ON LAND AT TALBOT VILLAGE SHOWN ON THE PROPOSALS MAP PLANNING PERMISSION WILL BE GRANTED FOR:

i) RESIDENTIAL DEVELOPMENT (APPROXIMATELY 245 UNITS); AND

ii) DEVELOPMENT OF APPROXIMATELY 450 UNITS OF STUDENT ACCOMMODATION AND 3,500 SQUARE METRES OF ACADEMIC FLOOR SPACE FOR BOURNEMOUTH UNIVERSITY AND THE ARTS INSTITUTE AT BOURNEMOUTH.

PROVIDED:

i) DEVELOPMENT WILL NOT HARM THE ADJACENT SPA, RAMSAR SITE, CANDIDATE SAC, SSSI AND SNCI;

ii) APART FROM THE PROVISION OF A ROAD LINK, THE TREE BELT CROSSING THE CENTRE OF THE SITE IS RETAINED;

iii) DEVELOPMENT DOES NOT HARM THE RESIDENTIAL AMENITIES OF PEOPLE LIVING NEARBY THROUGH OVERLOOKING, LOSS OF PRIVACY AND NOISE AND DISTURBANCE;

iv) ACCESS TO THE SITE IS FROM UNIVERSITY ROUNDABOUT EXCEPT FOR BUS ACCESS FROM BOUNDARY ROAD ROUNDABOUT.

Housing Development

8.29 In general, it will be small sites which will come forward for development and these will make a valuable contribution to the overall supply of land for housing. Small sites are usually formed either by the division of a housing plot or by the severance of land from several plots.

8.30 Making the best use of all land is a principle of sustainable development. Higher density residential development may provide the most sustainable means of developing a site. It can optimise the use of a site and assist in the provision of local services, affordable housing and public transport and reduce dependency on the car. Opportunities to raise the density of housing development will be sought where a good layout and quality design can be demonstrated and where this would not harm the character or amenity of an area. Other than in the low density housing areas defined at policy H10, a minimum density of 30 dwellings per hectare will be required. Such densities will ensure that land is used efficiently and will consequently enable better provision of local services and public transport thereby minimising social exclusion. To ensure that potential sites for housing are able to be developed they should not be prejudiced by adjacent development which might, for example, deny the necessary access.

8.31 To assist in meeting the future demand for a range of housing types a mix of dwellings on larger housing sites will be sought. The mix will include different dwelling sizes, types and affordability to enable choice and create more balanced development.

8.32 Other policies in the Local Plan are relevant in considering a site for residential development. Policies relating to design, landscaping, trees, open space provision and parking and site specific policies will apply. Housing development will be required to make provision for the infrastructure and recreation requirements of the development in accordance with Policies T13, L17 and CF6. Sites of 0.5 hectares or more or for 15 or more dwellings which are suitable for affordable housing will provide an element of affordable housing in accordance with policy H5.

8. 33 In some areas of Poole there are houses with large back gardens. There may be opportunities in these areas to develop part of the gardens, termed backland development, whilst retaining the character of the area. In order to ensure the best use of land and at the same time assist in providing new housing, suitable development of back gardens will be considered. Backland development will require very sensitive planning in its layout and design to ensure that it provides quality housing with adequate access and respects the character of the area and the amenity and privacy of existing properties. Proposals which would inhibit such opportunities will be resisted. ‘Tandem’ development, however, consisting of one house immediately behind another and sharing the same access, will not normally be permitted because of the difficulties of access for the house at the back and the disturbance and lack of privacy suffered by the house in front.

8.34 Traffic considerations have traditionally dominated the design of residential roads. In recent years the response to the increase in car use has been to focus layout design on the movement and parking of vehicles. This has produced many housing estates with standardised layouts which do not reflect the local character or sense of place.

8.35 In order to address this issue, the Government published “Places, Streets and Movement” (DETR, 1998) which supplements the technical guidance in “Design Bulletin 32: Residential Roads and Footpaths” (DETR, 1992). The broad aim of the two documents is to strike the right balance between the creation of a high quality environment and the role of the road as a means of movement and access. There are four main factors which should be considered in the design of new residential areas: local topography; shape and character of existing development; existing routes and movement patterns; and trees and planting.

8.36 In order to ensure that residential development takes place without detriment to the character and amenity of surrounding properties and the local street scene, the following policy applies.

H4 HOUSING DEVELOPMENT

PROPOSALS FOR RESIDENTIAL DEVELOPMENT WILL BE PERMITTED WHERE:

i) OTHER THAN IN AREAS IDENTIFIED FOR LOW DENSITY HOUSING AND IN SOME FLAT CHARACTER AREAS, THE DEVELOPMENT WILL BE AT A DENSITY OF A MINIMUM OF 30 DWELLINGS PER HECTARE NET;

ii) THE DEVELOPMENT WILL NOT PREJUDICE THE COMPREHENSIVE DEVELOPMENT OF ADJACENT LAND;

iii) THE DESIGN, BULK AND DENSITY OF THE DEVELOPMENT WILL RESPECT THE CHARACTER AND APPEARANCE OF THE SURROUNDING AREA, HAVING REGARD TO THE CUMULATIVE EFFECTS OF NEW DEVELOPMENT;

iv) ON LARGER SITES, THE DEVELOPMENT WILL SECURE A MIX OF DWELLING SIZES, TYPES AND AFFORDABILITY;

v) THE DEVELOPMENT WILL NOT BE DETRIMENTAL TO THE PRIVACY, DAYLIGHTING AND AMENITY OF NEIGHBOURING DWELLINGS NOR WILL THERE BE A RECIPROCAL IMPACT ON THE PROPOSED DEVELOPMENT;

vi) THE DEVELOPMENT WILL PROVIDE ADEQUATE ACCESS AND CAR PARKING AND, WHERE APPROPRIATE, ON SITE TURNING FACILITIES TO SERVE PROPOSED AND EXISTING PROPERTIES; AND

vii) THE DEVELOPMENT WILL DISCOURAGE THROUGH TRAFFIC MOVEMENTS, ACHIEVE REDUCED VEHICULAR SPEEDS AND PROVIDE FOR CONVENIENT PEDESTRIAN AND CYCLE MOVEMENT.

8.37 Development of up to five houses can be served by a shared private drive. Beyond this number, development must be served by roads suitable for adoption by the Local Highway Authority.

8.38 All new housing development will be expected to achieve a high standard of residential environment, respect the character of surrounding areas and buildings and make the optimum use of land. Applicants for planning permission for housing development should be able to demonstrate how they have taken account of good layout and design. Design policies in Chapter 5 and the Design Code in Supplementary Planning Guidance will apply to all housing development.

Affordable Housing

8.39 Access to housing has become increasingly difficult in Poole. A Housing Needs Survey for Poole conducted in July 2001 indicates that 75% of newly forming households in the Borough are unable to rent or buy in the market. There is an affordable housing requirement in the Borough for 967 affordable dwellings per annum.

8.40 The reason for the affordability gap is the relationship between local household incomes, house prices and the availability of affordable housing. Average earnings in Poole are now slightly above the national average at £25,773 (2003) compared with £25,651 for England. The Housing Needs Survey 2001 suggests that housing in Poole is more expensive than in the neighbouring districts. The average house price in Poole for the first quarter of 2001 was £143,568 whilst average earnings would be sufficient to purchase a property of about £60,000. The cheapest housing in Poole were semi-detached properties with an average price of £103,050. Minimum property prices in Poole from Estate Agent sources at June 2001 indicated a price of £67,500 for a one bedroom property. Through relets of social housing it was estimated that 437 affordable dwellings were available each year. Privately rented accommodation has declined from 11.9% of total housing stock in 1981 to 10% in 1991 and 9.9% in 2001.

8.41 Affordable housing is defined by the Department of the Environment, Transport and the Regions “to encompass both low-cost market and subsidised housing (irrespective of tenure, ownership -whether - exclusive or shared - or financial arrangements) that will be available to people who cannot afford to occupy houses generally available on the open market”.

8.42 The Housing Needs Survey 2001 identifies the type of housing which will best meet the housing needs of Poole. From this evidence, the Council has formulated a definition of affordable housing to meet these needs which includes both affordable rented accommodation and affordable low cost home ownership. The rental level will be derived from a formula based on 30% of the relative social housing property value at January 1999 with 70% based on relative local earnings plus a bedroom factor in accordance with government social rent reform calculations. Affordable low cost home ownership will equate to a household on an average income being able to purchase a 50% equity share in the property.

8.43 Housing needs are usually met through the following sequence of affordability: low cost housing followed by shared ownership and finally social rented housing. In Poole, for all dwelling sizes, the cost of new low cost market housing is higher than the minimum price for existing market housing and will thus not meet affordable housing need. The Housing Needs Survey identifies that 12.3% of affordable housing provision should be shared ownership and 87.7% social rented housing.

8.44 The Local Plan attaches considerable weight to the identification of a community’s need for affordable housing as a material planning consideration. The level of housing need will be monitored through the Council’s Strategy.

8.45 A study entitled Affordable Housing in the South West was conducted in 1999 for the South West Regional Planning Conference, the Government Office for the South West and the Housing Corporation SW to inform the preparation of the Draft South West Regional Planning Guidance RPG10. The overall conclusions of the study were not accepted but the study serves to illustrate, through primary data, the exceptional nature of the local constraints experienced in Dorset and Poole. Dorset is shown to be the county with the greatest need for additional social housing in the Region. The total need in Dorset for the period 1999 to 2016 is for about 31,700 affordable dwellings equating to 1,900 per annum. This is a consequence of Dorset having the lowest social housing provision in the South West, a low level of re-lets and the lowest ability to afford. There is variation in affordability across Dorset which has 45% of new households who can afford to buy while Poole has the lowest affordability in Dorset with only 34% who can buy. Poole also has the highest number of households of the Dorset authorities on the Housing Register and in need.

8.46 The Housing Needs Survey carried out in Poole in June 2001 provides up to date information for the Borough on the level of housing need. From the survey it can be calculated that there is a backlog of 256 households in need to be accommodated each year, there is a newly arising need of 1,148 households totalling an affordable housing requirement of 1,404 dwellings per annum. Against this there is a supply of 437 dwellings per annum leaving an outstanding requirement for 967 affordable dwellings per annum. With current housing completion rates averaging 400 dwellings per annum the high level of need for affordable housing justifies negotiations for large elements of affordable housing on suitable residential sites.

8.47 The Council wishes to encourage the provision of affordable housing to meet this identified need. The Council’s Housing Strategy includes a target for 500 affordable dwellings between 2002 and 2005 which will be reviewed through future Housing Strategy Statements. The target will include all affordable housing from both private development and Housing Associations.

8.48 Progress in meeting the housing need for affordable housing is being monitored through a range of indicators. Some of the indicators being monitored are shown in Table 8.5.

Table 8.5 - Housing Needs Indicators in Poole at 1994, 1999, 2001 and 2003

8.49 Much of the new housing development will be on smaller infill sites. The sites will mostly be windfall in nature and cannot therefore be identified. Windfall housing sites may come forward through infill, conversions, redevelopment or change of use and exceptionally on land no longer needed for the purpose for which it is allocated. The more substantial sites have been allocated at Policy H1 and will be required to provide an element of affordable housing. The use of vacant housing and other property can contribute to the provision of affordable housing.

8.50 A threshold site size has been set in Circular 6/ 98 at which negotiations with developers can proceed for provision of affordable housing. The Circular clarifies that where the exceptional nature of the particular constraints for an area can be demonstrated, a lower threshold may be adopted which should not be lower than 15 dwellings or 0.5 hectares. Such exceptional local constraints can be demonstrated in Poole to justify adopting this lower threshold. In Poole, because most of the housing sites are small, the opportunities to secure affordable housing are few. In order to make any impact on the identified need for affordable housing in Poole, which is exacerbated locally by high property prices, sites smaller than those specified in Circular 6/98 will be required. Smaller sites of 0.5 hectares accommodating 15 or more dwellings are large enough to accommodate a reasonable mix of housing types and include an element of affordable housing and will be better able to assist in meeting the housing need. Negotiations with developers for the provision of an element of affordable housing will consequently be undertaken on suitable sites for development of 15 or more dwellings or residential sites of 0.5 hectares or more. Details of the procedures for the development of affordable housing are set out in Supplementary Planning Guidance.

8.51 The number of affordable houses which are appropriate will vary from site to site. Some sites will be suitable entirely for affordable housing whilst others will be inappropriate. Each site will be considered as to its suitability in relation to the local housing need. However, with the high level of need for affordable housing as indicated in the Housing Needs Survey, 40% of the range of housing on suitable sites will be sought for affordable housing. The preference will be for on-site provision.

8.52 Affordable housing will be required on suitable sites, both allocated sites and windfall development, which meet the following criteria of site size, suitability and economic viability: i) housing developments of 15 or more dwellings or residential sites of 0.5 hectares or more, irrespective of the number of dwellings; ii) the proximity of local services and facilities and access to public transport; iii) whether there will be particular costs associated with the development of the site; iv) whether the provision of affordable housing would prejudice the realisation of other planning objectives which need to be given priority in the development of the site; v) the ability to achieve a successful housing development through an appropriate mix of affordable housing types to meet housing need and an element of affordable housing which can be delivered and managed.

8.53 Poole’s need for affordable housing is a material planning consideration in the determination of applications for residential development. There may, however, be exceptional circumstances where the costs associated with the development of the site would inhibit the provision of affordable housing for economic reasons or where there are site specific proposals which would be prejudiced.

8.54 The affordable housing will be reserved for those people in local housing need according to criteria determined by the Council both in its initial and subsequent occupation. Housing need refers to households lacking their own housing or living in housing which is inadequate or unsuitable, who are unlikely to be able to meet their needs in the housing market without some assistance. These households will be local to Poole in living or working in the town. As subsidised housing, the Council will normally seek its management by a registered Housing Association or other social landlord.

H5 AFFORDABLE HOUSING

AN ELEMENT OF AFFORDABLE HOUSING WILL BE SOUGHT TO MEET LOCAL NEEDS ON ALL SUITABLE HOUSING DEVELOPMENTS OF 15 OR MORE DWELLINGS OR RESIDENTIAL SITES OF 0.5HA OR MORE IRRESPECTIVE OF THE NUMBER OF DWELLINGS.

ON THESE SITES THE COUNCIL WILL NEGOTIATE TO ACHIEVE AN AFFORDABLE HOUSING PROVISION OF 40% ACROSS THE RANGE OF HOUSING ON THE SITE HAVING REGARD TO:

i) THE SIZE OF THE SITE;

ii) THE ECONOMICS OF PROVIDING
AFFORDABLE HOUSING;

iii) THE EXTENT TO WHICH THE PROVISION OF AFFORDABLE HOUSING WOULD PREJUDICE OTHER PLANNING OBJECTIVES TO BE MET FROM THE DEVELOPMENT OF THE SITE; AND

iv) THE MIX OF UNITS NECESSARY TO MEET
LOCAL NEEDS AND ACHIEVE A SUCCESSFUL DEVELOPMENT.

THE HOUSING PROVIDED UNDER THIS POLICY SHOULD ALWAYS BE AVAILABLE TO MEET LOCAL NEEDS. TO ENSURE THAT THIS IS SO, WHERE A REGISTERED SOCIAL LANDLORD IS NOT INVOLVED THE COUNCIL WILL EITHER IMPOSE APPROPRIATE PLANNING CONDITIONS OR SEEK TO NEGOTIATE A PLANNING OBLIGATION.

8.55 The amount and types of affordable housing provided will reflect local housing need and site suitability and will be resolved through negotiation. The mechanism for the delivery of Affordable Housing is set out in Supplementary Planning Guidance. The affordable housing achieved through planning policy should be additional to that which would be achieved in any case through the use of social housing grant. Social housing grant will be available only in exceptional circumstances, for example, where property prices exceed the Total Cost Indicator.

8.56 It is likely that within the Plan period there will be new and innovative approaches to the provision of affordable housing. Although the preferred approach will be through negotiations with developers to achieve affordable housing on-site there may be cases where exceptional circumstances may require land rather than property to be transferred or provision to be made off-site or alternatively for financial contributions to be made to fund affordable housing elsewhere. On suitable sites where the threshold size is met and where a need has been identified in the area for affordable housing, negotiations will take place with the developer of the site to enter into a Section 106 Agreement to secure affordable housing.

8.57 To achieve more sustainable development, higher density housing will be encouraged on sites well served by public transport as described at paragraph 8.71. Such housing may meet a need for low cost housing and could successfully incorporate an element of affordable housing. The Council wishes to ensure that the development of affordable housing does not create a second tier of housing and that the same quality and standards are maintained as for other housing.

H6 AFFORDABLE HOUSING – DETAIL

DEVELOPMENT OF AFFORDABLE HOUSING WILL BE ACCEPTABLE ONLY ON LAND APPROPRIATE FOR RESIDENTIAL USE. THE DESIGN, LAYOUT, PARKING GUIDELINES AND INFRASTRUCTURE WILL COMPLY WITH THE REQUIREMENTS FOR ALL HOUSING DEVELOPMENT.

8.58 Exception policies in rural areas as advocated in Planning Policy Guidance Note 3 at Annex B whereby land may be released for affordable housing as an exception to normal policies cannot be applied in the urban fringes of the Green Belt. This is further supported by Planning Policy Guidance Note 2 on Green Belt at Annex E. These areas are not typical of the rural areas to which such policies are addressed and thus the presumption against inappropriate development in the Green Belt including new building for housing applies.

H7 AFFORDABLE HOUSING - GREEN BELT

DEVELOPMENT OF AFFORDABLE HOUSING WILL NOT BE PERMITTED WITHIN THE GREEN BELT UNLESS IT INVOLVES THE SUBDIVISION OF EXISTING DWELLINGS AND COMPLIES WITH POLICY NE13.

Special Needs Housing

8.59 Special needs housing includes housing for people with physical handicaps, those with learning difficulties, the young homeless, those with mental health problems and the very elderly. The Council’s Housing Strategy Statement sets out the priorities for accommodation for these special needs.

8.60 The 2001 Census indicates that 18.5% of the households of Poole have one or more person with limiting long term illness. In Poole at September 2004 the number of residents registered with the Social Services Department as physically disabled totalled 3,094. These statistics provide an indication of the numbers who would benefit from specially designed housing. The programme for Care in the Community is likely to increase the demand for such housing.

8.61 The Council strongly supports the provision of housing to meet the requirements of people in special need of help or supervision where conventional housing may not be suitable. Policies in the Plan for hostels, sheltered housing and rest and nursing homes will apply. Where there is evidence that residents will have a lower than average demand for car parking, relaxation of the Parking Guidelines may be achieved through a Section 106 Agreement to control occupancy.

Housing for People with Physical Disabilities

8.62 The Council strongly supports the provision of housing designed to meet the needs of people with physical disabilities whether as residents or visitors. Many developers are already providing housing in which the access arrangements and internal design meet the needs of such people. There is financial sense in building specially designed housing with level or ramped entrances at the outset rather than incur the expense of later conversion. The internal design, arrangement of rooms and corridor widths to help people with disabilities cannot, however, be controlled through the planning system.

8.63 The Housing Needs Survey conducted in Poole in July 2001 indicates that there are 7,078 households with special needs in Poole representing 12% of the total number of households in the Borough. The Survey also found that of these households, 1,820 households or 25.7% were in unsuitable housing. More than half of all households in unsuitable housing would need to move to resolve their housing problems.

8.64 Revised Part M of the Building Regulations was implemented in October 1999 and covers the access arrangements to all buildings including residential buildings. This is now the procedure by which accessible housing will be provided. Paragraph 7.27 in the Transportation Chapter deals with access for people with disabilities.

Other Housing Development

8.65 Poole provides a wide variety of housing apart from conventional housing: those specifically for the elderly or disabled, special needs housing, bedsits, hostels, student accommodation, a gypsy site and agricultural dwellings.

8.66 Houses in multiple occupation meet a special housing need being well suited to current demands for small or single person households and at low cost. Such accommodation should meet the requirements of both Environmental Health and Planning legislation. The conversion of houses to bedsit accommodation is covered by Policy H31.

8.67 Planning agreements to restrict occupancy are normally attached to permissions for housing for the elderly and student accommodation because of the reduced parking requirements and to agricultural dwellings because of the exceptional nature of such housing. This ensures the existing use is retained to meet that need. Policy H32 relates to rest homes and nursing homes.

8.68 The agricultural land within Poole lies within the South East Dorset Green Belt and development relating to agricultural dwellings existing and proposed will be considered as part of Green Belt policies in Chapter 6 on The Natural Environment.

8.69 The gypsy site at Mannings Heath accommodates twenty-one pitches for gypsies and for a warden.
The site is fully used and well equipped and would be difficult to replace. Circular 1/94 on Gypsy Sites and Planning has withdrawn the Local Authority’s obligation to provide sites for gypsies but recommends that existing sites are retained.

H8 GYPSY SITE

THE GYPSY SITE AT MANNINGS HEATH AS SHOWN ON THE PROPOSALS MAP WILL BE RETAINED FOR THIS USE.

Development Densities

High Density Housing Development

8.70 New housing development will be at a variety of densities to ensure that it is in character with its surroundings. It is important that different densities are incorporated in housing schemes to permit a variety of housing types to meet a range of needs and to provide choice. The range will also provide interest and variety in the urban environment and protect the character of existing residential areas. References to housing development use housing as a generic term to encompass this range of accommodation whether houses, townhouses, flats, bungalows or bedsits which fall within Use Class C3 Dwellinghouses.

8.71 With greater emphasis on infill development and with land at a premium, higher densities may be a more efficient use of land. Raising development densities is to be encouraged where there is good access to public transport and facilities. High density housing is more sustainable in that facilities, public transport and infrastructure can be concentrated efficiently and journey distances reduced. This accords with government guidance in PPG3 whereby the efficient use of land is encouraged, partly through higher housing densities, as this can sustain local services and public transport thereby reducing the risk of social exclusion. High density housing can also contribute to the provision of affordable housing and starter homes for which a specific need has been identified.

8.72 High density housing is defined as development in excess of 50 dwellings per hectare (20 dwellings per acre). In order to facilitate high density housing the following policy will apply.

H9 HIGH DENSITY HOUSING

OTHER THAN IN AREAS IDENTIFIED FOR LOW DENSITY HOUSING AND IN SOME FLAT CHARACTER AREAS, HOUSING DEVELOPMENT AT HIGHER DENSITIES IN EXCESS OF 50 DWELLINGS PER HECTARE WILL BE PERMITTED WHERE THERE IS GOOD PUBLIC TRANSPORT ACCESSIBILITY PARTICULARLY AT THE TOWN AND LOCAL CENTRES, AROUND STATIONS AND ALONG KEY PUBLIC TRANSPORT ROUTES.

Low Density Housing Areas

8.73 While there is a need to allow for some areas of higher density housing, the Borough has low density housing areas where the particular environment is important to the character of Poole. Government guidance suggests that Local Authorities should adopt policies which achieve attractive places which respect and enhance local character. Although land is now at a premium in Poole, the special character of these areas and the contribution they make to the environment of Poole are such that their protection is justified. It is unlikely that further areas of such low density development will be permitted for reasons of sustainability, further justifying the need to protect their individuality.

8.74 Three residential areas have been identified for protection of their special character. Their particular character is derived from the large plot sizes and the trees and mature vegetation that these allow. Development within the areas will best reflect the individual characters if it is based on the following minimum plot sizes, excluding land forming part of the highway: i) Branksome Park Conservation Area, Oratory Gardens and Martello Road South - 0.3 hectares; ii) West of the Avenue between its junctions with Tower Road West and Buccleuch Road - 0.2 hectares; and iii) West of Gravel Hill served off Ashwood Drive and the adjoining areas including Upper and Lower Golf Links Road - 0.1 hectares.

8.75 The size of new dwellings in these low density areas will have an impact on their character and may entail the loss of trees and mature vegetation from which their character is derived. The scale and form of new dwellings in these areas should not harm their open character.

H10 LOW DENSITY HOUSING

WITHIN THE AREAS OF LOW DENSITY HOUSING SHOWN ON THE PROPOSALS MAP, RESIDENTIAL DEVELOPMENT WILL TAKE THE FORM OF SINGLE DETACHED DWELLINGS IN SUBSTANTIAL PLOTS WHICH REFLECT THE CHARACTER OF THE AREA. THE SCALE, FORM, SITING AND PLOT COVERAGE OF NEW DWELLINGS IN THESE AREAS SHOULD RESPECT THEIR OPEN AND/OR TREED CHARACTER.

Housing Design

8.76 The design of housing and its relationship to its surroundings are important planning considerations in the creation of quality residential environments. The government is emphasising the importance of good design both in the DETR good practice document By Design and in PPG3. Residential development should be sustainable and of good aesthetic design for the benefit of the occupants, the immediate area and the quality of the town as a whole. The careful design and layout of residential development can support the efficient use of land and can assist in overcoming opposition to new development. For these reasons poor design will be rejected.

8.77 It is important that all housing is built to a high standard and there are policies in the Plan to enable this to be achieved. The assessment of sites and the form of residential development are subject to Policy H4 whilst the design of housing sites is subject to Policy BE1, Policy H11 and Supplementary Planning Guidance: A Design Code. In appropriate locations, the achievement of higher densities through Policy H9 will be a design issue.

8.78 The layout of much recently built housing is linked with the accommodation of the car. Low to medium density development with small plot widths and with house and car sharing the same site have led to car dominated design. Short culs-de-sac have been the dominant form with groups of houses in informal building lines creating poorly defined and uninteresting spaces. Single use development, monotonous urban design and building styles which do not relate to their context and do not give Poole an individual character and identity are no longer acceptable. Single use development particularly in the form of large housing estates should not be developed without the supporting infrastructure of shops, medical, educational and leisure facilities and employment opportunities where appropriate to ensure the creation of sustainable communities. The dominance of the car in housing layouts and roads, access, garaging, lay-bys and parking provision have not achieved the quality of design now advocated.

8.79 In the interest of creating better residential environments both housing and urban design should be imaginative in layout and design creating attractive and safe places in which to live. Local distinctiveness in townscape and landscape identified in buildings, materials, street patterns and spaces should be fostered. There are general principles which can be followed. New development should be designed as a sequence of public spaces, linked by a network of streets. In order to enhance visual character, the fronts of dwellings and not gable walls, fences or garages at the back ends of gardens should face most stretches of road. The predominance of short cul-de-sac should be avoided in favour of a variety of layouts reflecting existing street patterns that enables a better understanding of an area and greater choice of route through it. This approach is advocated in Places, Streets and Movement A companion guide to Design Bulletin 32, published guidance from the Department of the Environment Transport and the Regions. Networks with greater choice of routes can be made to deter non-access traffic through speed restraint as with traffic calming, thereby making them safer for the more vulnerable road users.

8.80 There are broad principles for good design which can be applied to all housing development. A Design Code which is Supplementary Guidance to this Plan provides the full guidance for the design of housing sites. Some fundamental principles are as follows:

i) designs which are informed by the local and wider context;

ii) creation of an attractive, identifiable, easily understood layout with variety and pedestrian scale;

iii) a clear distinction between public and private space and the creation of natural surveillance, enhancing security and by built in community safety;

iv) discouragement of through traffic with reduction in vehicle flows and speeds;

v) dwellings to front onto roads of lower status than local distributors;

vi) maximising the use of micro-climate and orientation to ensure energy efficiency; and

vii) utilising materials which require a low energy use in extraction, manufacture, transport and construction on site and those from renewable sources.

8.81 The design of new residential development should incorporate measures at the earliest stages to help prevent crime and disorder in accordance with Section 17 of the Crime and Disorder Act 1998. Attractive safe environments should be sought through the careful design, layout and landscaping of new development. The police set out guidance for best practice in their Secured by Design scheme which is referred to in Circular 5/94 Planning Out Crime. The Design Code includes a section on Safe and Secure Places: Crime Prevention which details recommended designs for designing out crime.

8.82 Applicants for new dwellings should provide a design statement to include a site analysis, written statement and illustrations. The statement will set out the design principles which have been adopted in accordance with the Design Code to ensure the development has been designed in the context of the adjacent buildings and the wider environment. The applicant should demonstrate that new development has a design appropriate to the individual character of Poole. Guidance on what will be required is included in Chapter 1 of A Design Code.

H11 SECURITY THROUGH DESIGN

PROPOSALS FOR DEVELOPMENT WILL BE PERMITTED PROVIDED THEY DEMONSTRATE THE FOLLOWING CRIME PREVENTION DESIGN PRINCIPLES:

i) DEVELOPMENT LAYOUTS AND DESIGNS SHOULD MAXIMISE OPPORTUNITIES FOR VIEWS OUT FROM BUILDINGS ONTO STREETS AND/OR PUBLIC SPACES;

ii) DEAD ENDS AND CONCEALED RECESSES
SHOULD BE AVOIDED;

ii) BLANK FRONTAGES AND SOLID SHUTTERS ON MAJOR ROUTES SHOULD BE AVOIDED; AND

iv) DISTINCTIONS BETWEEN PRIVATE AND PUBLIC SPACE SHOULD BE CLEAR.

Alterations and Extensions to Residential Property

8.83 Alterations and extensions to residential property can have a significant impact upon the environment, if carried out insensitively and without regard to the form and character of the original building and the locality. It is important to ensure that the amenity of adjoining properties is protected, visual intrusion minimised and the character and quality of an area maintained and enhanced. Alterations should be designed to relate in detail, materials and proportion to the original building, while meeting the needs of the home-owner. Supplementary Planning Guidance is available entitled “Maintaining the Appearance of your House”.

H12 HOUSE ALTERATIONS AND EXTENSIONS

PROPOSALS FOR RESIDENTIAL ALTERATIONS AND EXTENSIONS WILL BE PERMITTED PROVIDED THEY ARE VISUALLY INTEGRATED WITH THE EXISTING BUILDING IN TERMS OF SCALE, PHYSICAL RELATIONSHIP, MATERIALS, DETAILING, ROOF FORM, SHAPE AND STYLE, PARKING AND ACCESS AND IN A MANNER WHICH PRESERVES THE PRIVACY AND AMENITY OF ADJOINING PROPERTIES.

Flat Development

8.84 A significant proportion of the housing stock of Poole (23%) consists of purpose built flats or other forms of dwellings not in use by single family households. It is likely that the demand for this form of residential accommodation will continue during the Plan period.

8.85 Residential accommodation of this form can have a number of advantages: higher densities allow efficient use of urban land, can concentrate development close to existing facilities thus minimising travelling distances, can meet the special requirements of particular groups such as single person households and elderly people and as low cost accommodation.

8.86 It can, however, bring problems such as large buildings out of scale with their surroundings, disturbance from car parking areas and overlooking from upper floors. The cumulative effect of several proposals in the same area can be to change or destroy its character.

8.87 The objective of the Council’s flat development policies is to allow and encourage appropriate flat development of good design but resist proposals which, because of their scale and amount of development or the details of the scheme, have an unacceptable impact on the character and amenities of the area.

Purpose Built Flats

8.88 Flat development is a residential use and therefore is acceptable in residential areas provided that it has no adverse impact on the character and amenities of the surrounding area or on adjacent properties.

8.89 ‘Character’ refers to the essential prevailing characteristics of an area and includes many elements such as size of plot, spaces between buildings, heights of buildings, roof form, patterns of fenestration, materials and landscaping.

8.90 ‘Amenity’ refers to the pleasantness of an area. Residential amenity will be detrimentally affected by noise and disturbance, over-looking, and the physical impact of a building in terms of loss of light or its overbearing nature.

8.91 Developers will be expected to demonstrate that they have had regard to the characteristics of the area and to show that their proposal has no unacceptable impact on the amenities of adjacent properties. Possible lower car ownership rates in some residential development, for example in sheltered flats, will be recognised when determining appropriate parking requirements in accordance with PPG3.

8.92 For historical reasons there are already areas of Poole where there are concentrations of flat development. These areas are termed “flat character areas” in the Plan and are subject to separate policies later in this chapter. Flat development adjacent to but outside these areas will be expected to be in accordance with the prevailing character of the surrounding areas. The same applies to the occasional individual purpose built block of flats which is outside a “flat character area”. New proposals should respect the prevailing characteristics of the whole area rather than any one individual building.

8.93 Character and amenity are linked and in order to assess the impact of a proposal the Council will have regard to the interrelationship of all the elements. The development of purpose built flats, bedsits, hostels and sheltered accommodation will be subject to policies on design in Chapter 5 and the Design Code and policies H4 and H9 concerning residential densities. The provision of car and cycle parking will be in accordance with Supplementary Planning Guidance on Parking Guidelines for Poole and Appendix 3 which recognise the parking requirements of different forms of housing development.

H13 PURPOSE BUILT FLATS, BEDSITS, HOSTELS AND SHELTERED HOUSING

PURPOSE BUILT FLATS, BEDSITS, HOSTELS AND SHELTERED ACCOMMODATION WILL BE PERMITTED PROVIDED THAT THEY RESPECT THE CHARACTER AND RESIDENTIAL AMENITY OF THE SURROUNDING AREA. PROPOSALS SHOULD HAVE REGARD TO THE FOLLOWING CONSIDERATIONS:

i) THE REAL AND PERCEIVED HEIGHT RELATIVE TO SURROUNDING DEVELOPMENT;

ii) THE VISUAL CONSEQUENCES OF DESIGN DETAILS INCLUDING ROOF FORM, FORMS OF ARTICULATION, MATERIALS AND FENESTRATION;

iii) THE AMOUNT OF GROUND COVERAGE OF BUILDINGS AND HARD SURFACES AND THE DISTANCES OF BUILDINGS TO BOUNDARIES RELATIVE TO SURROUNDING DEVELOPMENT;

iv) PROVISION OF A SECURE CYCLE PARKING AREA;

v) PROVISION OF CAR PARKING AND MANOEUVRING AREAS IN ACCORDANCE WITH THE COUNCIL’S GUIDELINES WITHOUT A DETRIMENTAL IMPACT ON THE STREET SCENE OR AMENITIES OF ADJACENT PROPERTIES OR POTENTIAL OCCUPIERS;

vi) WHERE REDUCED CAR PARKING GUIDELINES HAVE BEEN JUSTIFIED FOR SHELTERED ACCOMMODATION, DEVELOPERS WILL BE REQUIRED TO SET A MINIMUM AGE LIMIT FOR THE OCCUPANTS;

vii) PROVISION OF ADEQUATE AMENITY AREAS TO MAINTAIN THE SETTING OF THE BUILDING AND MEET THE FUNCTIONAL REQUIREMENTS OF POTENTIAL OCCUPIERS;

viii) THE IMPACT OF THE PROPOSED DEVELOPMENT ON THE PRIVACY, DAYLIGHTING AND GENERAL AMENITY OF NEIGHBOURING DWELLINGS, AND THEIR RECIPROCAL IMPACT ON THE PROPOSED DEVELOPMENT; AND

ix) RETENTION OF THOSE EXISTING LANDSCAPE FEATURES WHICH CONTRIBUTE TO THE CHARACTER OF THE AREA AND PROVISION OF NEW FEATURES.

Flat Character Areas

8.94 As some parts of Poole were originally developed at low densities there are areas which, due to the availability of large sites, high land values and an attractive setting frequently with coastal views have already accommodated extensive flat development.

8.95 Areas where there has already been a large amount of flat development have been defined as “flat character areas”. This is firstly to allow detailed policies to be applied to control the scale of flat development and also to ensure that these areas are not taken as the norm for developing sites adjacent to the areas at the same intensity of development.

8.96 Some flat development within the flat character areas presents a very “hard” visual appearance. It is often out of scale with the site and area, with insufficient space and excessive ground coverage. Design details themselves may accentuate the perceived size of the building.

8.97 Many of the flats are located in the most attractive and sensitive areas of the Borough and in order to protect the character and amenity of these areas it is very important that the scale of new development and redevelopment is controlled.

8.98 Most of the defined flat character areas are still capable of accommodating further development. New development should respect the local environmental setting, existing development and comply with other policies in the Local Plan.

8.99 Some of the flat character areas have already been extensively redeveloped with limited possibilities for further development. Nonetheless, they have been included in order to limit further intensifications of development by addition of extensions or extra storeys and to prevent them from setting the character for development of sites outside the flat character area.

8.100 The areas identified as ‘flat character areas’ are: Area A: The Sandbanks Peninsula Area B: Sandbanks Causeway Area C: Lilliput Area D: Cliff Drive Area E: Martello Park & Westminster Road Areas F, G, H, & I : The Avenue and surrounding roads Area J: Surrey Road Area K: Lower Parkstone Area L: Bournemouth Road Area M: Mount Road Area N: Parkstone Road: West of Birds Hill Road East of Birds Hill Road.

8.101 The densities included in the flat character areas reflect existing densities to ensure new development respects the character of these areas. These densities will override the densities expressed in policies H4 and H9 where exceptions are made for flat character areas with lower densities. Density policies have been formulated on the assumption that the gross floor area of a flat, including circulation space and balcony area, is about 100 square metres. Where proposals include flats which are markedly larger or smaller than 100 square metres the density requirement will be adjusted on a pro rata basis. For this reason, the density criteria in policies relating to flat character areas refer to the equivalent number of flats rather than the actual number.

8.102 The height of buildings and the number of storeys are referred to in the following policies. When assessing building proposals in terms of building height it is the perceived height in the design of the building, as explained in the Design Code, that is important rather than the number of floors of accommodation. Integral garaging at the ground floor level and habitable accommodation within the roof space will be included in the overall count of storeys.

8.103 Policies controlling the scale of flat development have been formulated with such development in mind and therefore it is not appropriate to apply them to other forms of intensive residential development such as town houses, hostels and sheltered accommodation. Such proposals will be considered on their merits within flat character areas but the scale of development will be expected to conform to the standards for flat development.

Area A: The Sandbanks Peninsula

8.104 The Sandbanks peninsula occupies a very prominent position at the western end of Poole Bay and at the entrance to Poole Harbour. Whereas the causeway which links the headland to the mainland is occupied by a tightly-knit row of houses and flats, the headland itself retains an almost continuous wooded skyline not dissimilar to that of the adjacent Brownsea Island. In several places, woodland extends right down to the water’s edge, and although Sandbanks is extensively developed the appearance of “buildings amongst trees” remains on much of the headland. In order that future development does not harm this distinctive character, policy guidance is provided in respect of the density and height of development, the proximity of buildings to the beach or water’s edge, and the proximity of buildings to neighbouring properties.

8.105 To ensure that future development is similar in scale and visually compatible with existing buildings, and in order to preserve the wooded skyline of the Sandbanks Headland, flat development of up to four storeys will be regarded as acceptable only on the low-lying land on the seaward side of Banks Road. Elsewhere sites are considered capable of accommodating buildings rising to a maximum height of three storeys.

8.106 The “gaps” between buildings are visually important features of the development on the seaward side of Banks Road as they provide glimpses through to the sea. To protect this part of the character of the peninsula redevelopment to form new flats at numbers 91-145 (odd) Banks Road will need to include the amalgamation of two or more of the existing relatively narrow plots. This will allow for redevelopment to occur with space between buildings and side boundaries without closing the real and perceived gaps. To ensure a satisfactory relationship between new and existing buildings and to maintain the perception of space a sliding scale will be adopted that relates building height to distance from side boundary.

H14 FLATS - SANDBANKS PENINSULA

PLANNING PERMISSION WILL BE GRANTED FOR FLAT DEVELOPMENT ON SITES AT:-

A) 91-145 (ODD NUMBERS) BANKS ROAD;

B) 24-40, 44-46, 54-64, 70-80A (EVEN NUMBERS) BANKS ROAD AND HAVEN COURT;

C) “WOODRISING”, “MANSARD COURT” AND NO.1 BROWNSEA ROAD;

D) “SALTERS RISE” IN SALTER ROAD, PROVIDED THAT:

i) THE BUILDING DOES NOT EXCEED FOUR STOREYS AT 91-145 (ODD NUMBERS) BANKS ROAD, AND UP TO THREE STOREYS IN THE REMAINDER OF THE AREAS IDENTIFIED ABOVE;

ii) DEVELOPMENT DOES NOT EXCEED A DENSITY OF EQUIVALENT TO SIXTEEN FLATS PER ACRE (FORTY FLATS PER HECTARE);

iii) THE GROUND COVERAGE OF BUILDINGS, HARD SURFACES AND CAR PARKING AREAS
DOES NOT EXCEED 50% OF THE TOTAL SITE AREA; AND

iv) THE FOLLOWING MINIMUM SPACES WILL NORMALLY BE REQUIRED TO BE LEFT BETWEEN NEW BUILDINGS AND THE BOUNDARIES WITH NEIGHBOURING PLOTS OF LAND AT 91-145 (ODD NUMBERS) BANKS ROAD:

H15 SANDBANKS BEACHLINE

IN THE INTERESTS OF LOCAL AMENITY, NO DEVELOPMENT WILL BE PERMITTED WITHIN 25 METRES OF THE LANDWARD EDGE OF THE SANDBANKS BEACHLINE, SHOWN ON THE PROPOSALS MAP.  MINOR ANCILLARY STRUCTURES OF NO MORE THAN ONE STOREY IN HEIGHT, INCLUDING BOATHOUSES, SHELTERS AND SLIPWAYS, ARE EXEMPT FROM THIS POLICY.

Figure 8.2 - Sandbanks Beachline

Area B: Sandbanks Causeway

8.108 Many of the buildings on the Sandbanks causeway stand very close together. This is particularly so in the narrow central section of the area identified on the Proposals Map. In this area views out to sea from Banks Road have been all but lost and hardsurfacing dominates the limited space in front of buildings. There is however potential for new flat development to take place at either end of the area where the plot depths increase near to the Sandbanks Hotel/Shore Road and some of the plots at the southwestern end of the causeway adjoining the promenade/ beach car parks. Opportunities in any new development scheme for public access to the beach from Banks Road will be pursued.

8.109 Whilst development will normally be limited to four storeys in height to protect the distant views across the harbour towards Sandbanks and retain the low key appearance of the built form on the causeway, the Local Planning Authority will encourage imaginative detailed design solutions which provide individuality.

H16 FLATS - SANDBANKS CAUSEWAY

PLANNING PERMISSION WILL BE GRANTED FOR FLAT DEVELOPMENT ON SITES AT 1-85 (ODD NUMBERS) BANKS ROAD AND 29-33 (CONSECUTIVE) SHORE ROAD PROVIDED THAT:

i) THE BUILDING DOES NOT EXCEED FOUR STOREYS;

ii) DEVELOPMENT DOES NOT EXCEED A DENSITY EQUIVALENT TO SIXTEEN FLATS PER ACRE (FORTY FLATS PER HECTARE);

iii) A MINIMUM DISTANCE OF 2 METRES SHOULD NORMALLY BE LEFT BETWEEN NEW BUILDINGS AND BOUNDARIES WITH NEIGHBOURING PLOTS OF LAND. WHERE DEVELOPMENT TAKES PLACE ON SITES FORMED BY ASSEMBLING TWO OR MORE PLOTS, THE BOROUGH COUNCIL MAY REQUIRE LARGER SPACES BETWEEN BUILDINGS AND SITE BOUNDARIES IF THE
SCALE OF DEVELOPMENT RENDERS THIS DESIRABLE IN THE INTERESTS OF LOCAL AMENITY; AND

iv) THE GROUND COVERAGE OF BUILDINGS, HARD SURFACES AND CAR PARKING AREAS DOES NOT EXCEED 50% OF THE TOTAL SITE AREA.

Area C: Lilliput

8.110 Flat development opportunities in Lilliput are very limited. The principal concern is to protect its wooded skyline and the character of adjoining areas.

H17 FLATS – LILLIPUT

FLAT DEVELOPMENT ON SITES IN THE VICINITY OF SANDBANKS ROAD AND CRICHEL MOUNT ROAD AS SHOWN ON THE PROPOSALS MAP SHALL NOT EXCEED:

i) THREE STOREYS IN HEIGHT; AND

ii) A DENSITY EQUIVALENT TO TEN FLATS PER ACRE (TWENTY-FIVE FLATS PER HECTARE).

Area D: Cliff Drive

8.111 Cliff Drive offers attractive sea views and this has attracted strong pressure for development of large flats. Originally Cliff Drive comprised detached houses arranged at a relatively high density. The absence of large plots means it is especially important that the scale of development is controlled if the domestic character of the area is to be retained and development is not to obtrude onto the Poole Bay skyline at this relatively exposed location, close to the cliff edge.

H18 FLATS - CLIFF DRIVE

PLANNING PERMISSION WILL BE GRANTED FOR FLAT DEVELOPMENT ON SITES AT 7-41 (ODD NUMBERS) CLIFF DRIVE, PROVIDED THAT:

i) THE BUILDING DOES NOT EXCEED THREE STOREYS IN HEIGHT;

ii) DEVELOPMENT SHALL TAKE PLACE WITHIN EXISTING PLOT BOUNDARIES, AND A MINIMUM DISTANCE OF 2.5 METRES IS LEFT BETWEEN NEW BUILDINGS AND THE BOUNDARIES WITH NEIGHBOURING PLOTS OF LAND;

iii) DEVELOPMENT DOES NOT EXCEED A DENSITY EQUIVALENT TO EIGHTEEN FLATS PER ACRE (FORTY-FOUR FLATS PER HECTARE); AND

iv) THE GROUND COVERAGE OF BUILDINGS, HARD SURFACES AND CAR PARK AREAS DOES NOT EXCEED 50% OF THE TOTAL SITE AREA.

Area E: Martello Park and Westminster Road

8.112 There are very few opportunities for further flat re-development in this area. The purpose of the policy is to protect the wooded skyline and the attractive environment.

H19 FLATS – MARTELLO PARK AND WESTMINSTER ROAD

FLAT DEVELOPMENT ON SITES IN THE VICINITY OF WESTERN ROAD, MARTELLO PARK, BEACH ROAD, WESTMINSTER ROAD AND BRANKSOME TOWERS AS SHOWN ON THE PROPOSALS MAP SHALL NOT EXCEED:

i) FOUR STOREYS IN HEIGHT; AND

ii) A DENSITY EQUIVALENT TO TWELVE FLATS PER ACRE (THIRTY FLATS PER HECTARE).

Areas F, G, H and I: The Avenue and Surrounding Roads

8.113 This locality has seen the greatest concentration of flat redevelopment in the Borough, often on the sites of large Victorian and Edwardian houses. The verdant character of the local environment has generally been preserved, particularly along The Avenue.

8.114 Many of the sites which have not been redeveloped lie on the periphery of this flats area, adjacent to areas of low and medium density housing. The Local Plan seeks to ensure that any future development in the peripheral parts of this flats area is transitional in character, respecting the domestic scale of neighbouring residential areas.

H20 FLATS - THE AVENUE AREA EAST

PROPOSALS FOR FLAT DEVELOPMENT WILL BE PERMITTED ON THE AVENUE TO THE NORTH OF THE JUNCTION WITH TOWER ROAD, AND ON WESTERN ROAD TO THE EAST OF THE JUNCTION WITH FOREST ROAD, AS SHOWN ON THE PROPOSALS MAP. DEVELOPMENT SHOULD MEET THE FOLLOWING CRITERIA:

i) SITES SHOULD BE OF AT LEAST 1 ACRE (0.4 HECTARE) IN EXTENT;

ii) DEVELOPMENT SHOULD NOT EXCEED A DENSITY EQUIVALENT TO SIXTEEN FLATS PER ACRE (FORTY FLATS PER HECTARE); AND

iii) BUILDINGS, HARD-SURFACED AND CAR PARK AREAS SHOULD NOT EXCEED 25% OF THE TOTAL SITE AREA.

H21 FLATS - THE AVENUE AREA NORTH