Proposed Development

Document Sample
Proposed Development Powered By Docstoc
					Proposed Development:
No.55 Westby Road



This site is located on the southern side of Westby Road, close to the intersection of Crabton Close
& Westby Road, in a densely built up residential area of Boscombe, in Bournemouth, Dorset. At
present, there is a substantial, three storey hotel occupying the vast majority of the site, along with
a flat roofed extension sitting along the western edge & along part of the main rear elevation.
Existing elevations are composed of a tiled pitched roof over brick walls with some half-timbered
features. The site has direct access off Westby Road, onto a wide tarmac surfaced area to the
front of the existing building. This open space provides a parking forecourt immediately to the back
of the pavement for approximately seven vehicles. The front boundary is therefore somewhat
undefined – consisting simply of a wide tarmac surfaced space. Both side/flanking boundaries to
neighbouring properties (No.5 Crabton Close & No. 53 Westby Rd) are well defined with solid,
masonry walling. The southern/rear edge is similarly defined – also having solid walling but this
particular edge is a little more disjointed as it has 3 different walls which together form one rear

There is a small rear, grassy garden with some foliage and a few trees growing along the rear
periphery. This, together with the solid walls assists in providing something of a screen to
neighbouring amenity areas. The site is fairly level, and occupies an area approximately 0.2 acres.

                (Above) Proposed footprint placed into its
                surrounding context
This site is very well located – not only is it less than 250 metres from a number of shops lining the
busy Christchurch Road, & less than 300 metres from the main shopping precinct in Boscombe
(the Sovereign Centre), but it is also within a few minutes walk of a bus route and Pokesdown train
station. Consequently, it has excellent accessibility to shops, schools and community facilities, and
it has good public transport links with local areas such as Boscombe, Springbourne, Southbourne,
Littledown, the centre of Bournemouth, etc. This proposal would, therefore, be in accordance with
both the principles of sustainable development and with the targets set out in the development
plan, which encourages the more efficient use of previously developed land such as this site,
provided of course the surrounding environment is not compromised. This site is in an eminently
sustainable urban location, and is therefore highly appropriate for the proposed development of 13
purpose built flats.

The general and immediate area is essentially residential, consisting of 2, 2 ½ and 3 storey
buildings. For the most part, this fabric consists of an eclectic mix of purpose built flats, converted
houses, and even a few original homes. In fact, most of the old family homes have, due to their
outdated design and limited accommodation, been redeveloped into flat conversions or replaced
with purpose built blocks. These buildings, together, portray a variety of styles and periods that
reflect the incremental change in the linear pattern of development which has occurred in the past
and which still continues today. The context is therefore somewhat mixed both in terms of,
property size & style, which militates against any prescriptive definition as to the character of the
area save that it is an established residential area undergoing significant renewal and revitalization
as a result of the development which has already taken place and which is both planned and
necessary. In our proposal, we have attempted to respect this essential, albeit mixed, character
and existing grain of development whilst the particular site constraints and opportunities dictate the
form of the proposal.

Care has also been taken to obviate any unacceptable degree of overlooking to adjoining
properties whilst the design seeks to maintain the privacy, safety and security within the urban
context and responds fully to its orientation. It is proposed that the existing boundary screening
should be retained and supplemented to preserve the privacy and security of the site and its

This proposal has therefore evolved into a development, which consists of removing the existing
structures and replacing them with a new development of 13 purpose built flats over 3 storeys.
Accommodation will comprise 7 x 2-bed flats, 6 x 1-bed flats, a bin and cycle store, 7 allocated
parking spaces, and a small garden amenity area.

In conclusion – this new scheme has been carefully designed so that its elevational treatment will suit
the essential character of the existing surrounding fabric. Hence, the materials to be used will
compliment the immediate context with brickwork and render to the walls, slate effect roof tiles to
the pitched roof, and reconstituted stone detailing to windows. There will also be a strip of
reconstituted stone banding set midway across the elevations with a render finish above, and red
brick finish below.

A series of roof lights & dormers have been utilized to punctuate the roof space for day lighting to
the upper floor, while a mixture of differing roof levels, gables and hips have been introduced to
vary the roofscape and break up its mass. There are a number of bay details found along Westby
Road (i.e. No.’s 50, 51, 52, etc.) which have had a direct influence upon this scheme - resulting in
the two substantial 2-storey bay elements which address the street and which also set up a
continuity within the existing street scene. Furthermore, we have attempted to limit fenestration
along both flanking elevations that face onto No. 5 & 53 due to possible overlooking issues. This,
together with obscured glazing should reduce any concern of such issues. And, finally, we have
endeavoured to minimize the impact of this new development by maintaining similar ridgelines to
those already present along Westby Road. We believe that this somewhat traditional styled
development will be a sensitive intervention, which will have a marginal, if not a negligible impact
upon this context
The main entrance to this proposal will be clearly visible on the western side elevation, and will be
directly accessed via the non-slip pedestrian pathway. Being the front door, it will also be slightly larger
than standard, & have a level threshold for ambulant access. All internal movement will comply with all
statutory requirements for ambulant access. This will generally affect all internal layouts however,
bathroom layouts will be particularly important, and these will be carefully designed to comply with
ambulant access requirements which are highlighted in Approved Document Part M of the Building
Regulations (2004).

The current driveway will be upgraded and altered (as shown in the drawings) with the provision of
7 new parking spaces. This new driveway will accommodate both vehicular and pedestrian
movement, and will be designed so as to:
   1. Comply with any relevant statutory requirements which relate to access (specifically
       ambulant access)
   2. Ensure good, safe visibility splays with no visual obstructions

Vehicular and pedestrian lighting will be provided by existing street lamps located in the adjacent
road, however, additional external lighting will be integrated into the scheme at a later stage to
increase illumination. The new proposed driveway and pedestrian pathways providing access to
the new development & site, and the new proposed cycle store and bin store, will be surfaced in a
non-slip material to comply with all statutory requirements for disabled access

The proposal now put forward represents the full and effective use of this site in a way that achieves a
high quality development which is entirely appropriate, and makes a positive contribution to the
environment of the area. Particular care has been taken to ensure that the development fits comfortably
with its surroundings with minimum impact on the character of the area. The design and layout
proposed takes into account the need to preserve the amenities of the occupants of surrounding
residential properties both in terms of the visual effect of the development and in respect of matters of
preservation of privacy and maintenance of natural light.

The development proposals have regard to the advice contained in Government guidance on design
matters so as to ensure that the building design accords with the proper and careful analytical
assessment of the site and its surroundings which has been undertaken. In preparing our proposals we
have also had regard to the following:-

                    •   The specific site qualities, constraints and opportunities

                    •   The nature of the surrounding development

                    •   Use of materials characteristic of the area.

                    •   Detailing consistent with the existing character of the area together with careful
                        consideration of hard and soft landscaped areas

Furthermore the proposal has full regard to its immediate and wider context in respect of its:-

                    •   Scale

                    •   Massing

                    •   Siting

                    •   Appropriateness to location

                    •   Materials

As such this proposal endeavours to provide a quality of development that is entirely sympathetic in
terms of its density, scale, character, materials and layout and is entirely appropriate to its
In accordance with advice contained in National Planning Policy Guidance and statements, the
proposal is a highly sustainable development, which provides an opportunity for urban regeneration and
the use of brownfield sites to promote a more efficient use of land.

Within the advice of PPS3 the proposal seeks to provide sufficient housing, create mixed communities
and provide a greater choice of housing. PPS3 now places more emphasis on a capacity based
approach to the development of brownfield sites within existing built-up areas.

The advice of PPG13 sets out the government objective of reducing the need to travel by car. The
proposed site is located within an existing urban area with established public transport links and
infrastructure to encourage walking & cycling.

The proposal makes optimum and effective use of this site in a sustainable location within the urban
area, thus fully satisfying national planning policy guidance, the strategic aims of the Regional Structure
Plans and the detailed policies contained in the Local Plan.

Anders Roberts & Associates Ltd


Shared By: