WILKINS BAKERY SITE, by syz14012

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									ADOPTED
DESIGN / DEVELOPMENT BRIEF

WILKINSBAKERYSITE,
MALMESBURY PARK, BOURNEMOUTH


DEVELOPMENT SERVICES DIRECTORATE
PLANNING SERVICES DIVISION
NOVEMBER 2001




                TEXT AND CONCEPT DESIGN:- DAVE FRANCIS, PLANNING SERVICES.
                GRAPHIC DESIGN:- GILL VINCENT, PLANNING SERVICES.



                                                                     Bournemouth
                                                                     Borough Council
              CONTENTS
                                                                         PAGE NO.



SECTION 1    INTRODUCTION                                                   2

SECTION 2    SITE ANALYSIS AND DESIGN PROCESS                               6

SECTION 3    DEVELOPMENT CONSIDERATIONS, OPPORTUNITIES AND CONSTRAINTS     12

SECTION 4    DESIGN FRAMEWORK                                              15

APPENDICES                                                                 19

REFERENCES                                                                 26




                                                                                    Bournemouth
                                                                                    Borough Council
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                     SECTION1                                            1.5 It is recognised that whilst the site is in private
                                                                             ownership, and the long term intentions of those with
                                                                             an interest in the land are unknown, (despite attempts
1.0 INTRODUCTION                                                             to seek their views by letter and telephone) it is
                                                                             incumbent on the Local Planning Authority to encourage
   1.1 This document sets out guidelines to influence the                    the efficient use of this land. It is recognised that the
       development of the Wilkins bakery site, located in the                results of this work may take some time to come to
       Malmesbury Park area of central Bournemouth.                          fruition, but if there are no long term aspirations for the
                                                                             site it will continue to be an under-used resource.
   1.2 This brief was adopted by the Planning Committee on                   Whilst there is no guarantee that development
       14th May 2001, and the Transport and Works Committee on               proposals will come forward, as one of the few
       24th May 2001, for the purposes of public consultation, with          remaining “brownfield sites” in Bournemouth this
       ‘option 1’ being the preferred design as it shows a larger area       likelihood should be planned for.
       of public open space (Appendix 3 refers).
                                                                         1.6 The guidelines provide a framework for development,
   1.3 Consultation was undertaken with the local community                  incorporating the aims and objectives of Bournemouth
       during July and August 2001 with a presentation to the                Borough Council as set out in; the Community Plan,
       Charminster Forum, the distribution of a summary leaflet to           The District wide Local Plan and the Environmental
       properties in the vicinity of the site and a staffed exhibition       Improvement Strategy. In addition, this brief follows the
       held over a six day period, (see Appendix 4 for a copy of the         approach put forward by the DETR document,
       leaflet).                                                             “Planning and Development Briefs: a Guide to Better
                                                                             Practice” (3).
   1.4 In view of the overall response to the public consultation
       being supportive, this brief was formally adopted by              1.7 Promoting the use of this “brownfield site” complies with the
       Planning Committee on 5th November 2001                               objectives of the Bournemouth District Wide Local Plan.
       (see Appendix 5).                                                     It is also in accordance with Government guidance as set out
                                                                             in Planning Policy Guidance notes (4).




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1.8   PURPOSE OF BRIEF

      •   To promote the site for re-development and to maximise
          the use of “brownfield land”.

      •   To provide a context for negotiation with those with an
          interest in the site.

      •   To establish the Council’s, its partner’s, and the local
          community’s agenda for the site.

      •   To establish a form, type and mix of development that
          achieves the Council’s Strategic objectives whilst maximising
          realistic benefits for the local community, including the
          encouragement of good design.

      •   To create a degree of development certainty and stimulate
          interest in the site.




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1.9    COMMUNITY PLAN OBJECTIVES                                            In summary, the local plan supports opportunities for job
                                                                            creation and support for small businesses whilst seeking
       The Bournemouth Partnership identifies a number of                   opportunities for housing development on under-used and
       Bournemouth-wide objectives and targets these include;               “brownfield land”. In addition, meeting the leisure needs of the
                                                                            Borough by extending provision is also identified as a key

       ·   Improving the quality of the built environment,
                                                                            objective within the local plan.


       ·   Ensuring the provision of private and public housing which
                                                                            A full summary of relevant Policies is set out in Appendix 1.

           is affordable and meets local needs,

       ·   Developing communities and tackling crime,
       ·   Taking the views of local people into account when
           developing plans that will affect the environment and
           quality of life.

       ·   Construct at least 95% of new homes on brownfield land.

1.10   BOURNEMOUTHBOROUGHCOUNCILDISTRICT-WIDELOCAL
       PLAN

       The above document was subject to a Local Plan inquiry during
       the Spring 2000 and the Inspectors report has been received.
       The proposals map within the plan does not identify a land-use
       for the site. However, within the raft of policies set out in this
       document there are a number that are considered to be material
       considerations when assessing development proposals for the
       Wilkins Bakery Site.




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                     SECTION 2                                               Site History

                                                                             2.4   The Wilkins Bakery site in Malmesbury Park Road comprises a
2.0 SITE ANALYSIS AND DESIGN PROCESS                                               number of former residential properties and (at number 42) a
                                                                                   yard which served ‘Newland and Co. Haulage Contractors‘ in the
SITE SURVEY AND ANALYSIS                                                           first half of the Twentieth Century.

2.1   The site is flat in nature and has an area of approximately one        2.5   ‘Wilkins Bakery‘ took its name from a Mr Wilkins, who had been
      hectare (2.5 acres). It is primarily occupied by industrial                  franchise holder for Isaac & Co‘s ‘Malmesbury Bakers‘ at 144
      buildings, predominantly of 2 storey brick and pre-fabricated                Commercial Road. Wilkins‘ own bakery opened at 192 Old
      construction which are currently vacant, under-used or in a                  Christchurch Road, on the corner of Glen Fern Road.
      derelict condition. Between the structures are surfaced areas for
      vehicle parking and turning.                                           2.6   By 1961 the Malmesbury Park Bakery had become the head
                                                                                   office of an organisation for which there was a total of 22 outlets.
2.2   The site continues to be operative with low level servicing and              The present appearance of the site is largely the result of
      distribution activity as a result of haulage vehicles visiting for           extensive re-building works which were carried out in 1971.
      purposes associated with the baking /distribution industry.                  The South Eastern edge of the site was established with the
                                                                                   completion of the abutting section of the Wessex Way in the
2.3   The reason for the site remaining in its currently partially vacant/         early 1970‘s.
      under-used condition in a locality where the property market
      and particularly the housing market is buoyant is unknown.             2.7   The site’s planning history shows that since 1974 there have
                                                                                   been two planning applications, for the formation of a car park
                                                                                   and the use of part of the ground floor as living accommodation
                                                                                   ancillary to the use of the adjoining bakery premises. No letters
                                                                                   of complaint have been received concerning disturbance or
                                                                                   nuisance from the site since the mid 1970s.




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                         Site Context                                   2.11 Vehicular Movement
                                                                             The site is located within a grid arrangement of streets which
Movement and Linkage                                                         provides access to Charminster Road to the North and Wessex
                                                                             Way via Bennett Road. A lack of direct access to Wessex Way
2.8   Walking                                                                results in vehicles passing through residential and mixed use
      A segregated footpath linking Bournemouth Station with                 streets.
      Queens Park runs between the site and the Wessex Way.
      The potential development of the site provides an opportunity
      to improve linkage with the grid layout to the North.
      The development of the Wessex Way, whilst truncating
      pedestrian movement through the grid to the South, is crossed
      by two footbridges and an underpass in proximity to the site to
      enable linkage with Holdenhurst Road.

2.9   Cycling
      The Local Transport Plan (5) identifies Capstone Road as an
      element of Bournemouths‘ cycle network (advisory cycle route),
      linking Talbot Heath with Holdenhurst Road, via the footbridge
      over The Wessex Way.

2.10 Public Transport
     Whilst the site is not directly on a bus route both Bennett Road
     (route 17 and 18 Yellow Buses) and Holdenhurst Road (route 27
     Yellow Buses) are within easy walking distance. In addition
     Bournemouth Travel Interchange is within a 20-25 minute walk
     from the site with regular services on the Weymouth to Waterloo
     line and Cross Country services via Southampton and Reading.




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Land Use

2.12   Whilst the neighbourhood in which the site is located is
       predominantly residential in nature (low-rise medium density)
       there are other uses in proximity to the site, including some
       small–scale ‘back-street‘ activities of car sales and repairs, local
       stores, a primary school, public house and places of worship
       located in Bennett Road. The Neighbourhood Shopping Centres
       in Charminster Road and Holdenhurst Road are within walking
       distance.


2.13   The site is located within a grid orientated North East/South
       West. The predominant building form is red-brick
       semi-detached houses with pitched roofs, bay windows, small
       front gardens constructed on regular building lines facing
       straight streets.

2.14   The current buildings that occupy the site are of functional
       industrial design and lack architectural and townscape quality.
       The main 2/3 storey block and the flour hoppers can be viewed
       over and between the adjoining residential properties. The site
       is visually prominent when viewed from Malmesbury Park Road
       and from the Wessex Way, the principal vehicular route to
       Bournemouth.




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                        SECTION3                                            3.5   Demand for housing in Bournemouth is considerable both
                                                                                  within the private (for sale and for rent) and social sectors.
                                                                                  This is demonstrated by buoyant house prices driven by new
3.0       DEVELOPMENT CONSIDERATIONS,                                             household formation and in-migration. In addition demands for
          OPPORTUNITIES AND CONSTRAINTS                                           social housing are increasing as demonstrated by the housing
                                                                                  waiting list and levels of homelessness. The demand for
                                                                                  affordable housing within the Borough was identified as a key
Mix of uses, demand and appropriateness
                                                                                  issue during the Public Inquiry into the Bournemouth District
                                                                                  Wide Local Plan, with the inspector recommending
3.1   Central Government advice encourages the introduction of
                                                                                  modifications that promote a proportion of social housing on
      mixed uses (PPG1)(4) where appropriate, to encourage variety
                                                                                  larger sites or developer contributions where this cannot be
      and reduce the need to travel.
                                                                                  achieved(2).
3.2   The Borough Council is aware of the sites‘ current employment
                                                                            3.6   To achieve sustainability objectives and to encourage
      use and is mindful that there should not be a net loss of jobs.
                                                                                  employment, consideration could be given to the provision of
      Bournemouth experiences relatively high unemployment
                                                                                  live/work units as an element of the scheme.
      particularly within a number of inner urban wards and when
      compared with neighbouring Local Authority areas both within
                                                                            3.7   The existing play area at Cyril Gardens has been recently
      Dorset and the South Coast Metropole (6). For this reason this
                                                                                  refurbished. In the past it has suffered vandalism, possibly as a
      brief requires the achievement of employment uses.
                                                                                  result of its backland location screened by a vacant building on
                                                                                  the South Western flank of the site. This brief proposes that the
3.3   A study of relocation intentions (Prism Research Ltd, 2000)(7)
                                                                                  opportunity to relocate to a more open and visible location
      identifies the strength of the Bournemouth / Poole conurbation
                                                                                  should be taken and an increased area of open space provided.
      in attracting firms in the business service sector. Such firms tend
      to occupy lower floor areas per worker and be less harmful to
                                                                            3.8   The proportion of site coverage between the uses proposed is
      the environment than other employment uses.
                                                                                  dependant to a major extent on the Local Authority’s ability to
                                                                                  acquire, layout and maintain an area of public open space.
3.4   The most common size of property sought by relocating firms
                                                                                  Whilst the brief is not prescriptive with regards to housing type,
      varies but the most common need is for premises in the 185m2
                                                                                  tenure or design (subject to normal development control
      to 930m2 (2,000 to 10,000ft2) range with adequate on site
                                                                                  requirements being met) an acceptable footprint, and building
      parking.
                                                                                  form is indicated.

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3.9    The developer will be required to bear the resource implications            pedstrians and cyclists, should be taken as part of the site
       of providing new highway, footways and footpaths, cycle                     development process. The minimum standard to achieve
       facilities, lighting and landscaping treatments to the residential          this is 3m although 3.4m is preferable.
       and industrial areas.
                                                                            Equal Opportunities
Designing out crime.
                                                                            3.12   The achievement of equal opportunity considerations
3.10   Government advice to local planning authorities is that                     particularly in relation to people with visual and mobility
       “There should be a balanced approach to design which                        impairment will normally be undertaken at the detailed design
       attempts to reconcile the visual quality of a development with              stage, for example through consideration of surfaces, dropped
       the need for crime prevention.”(4) To achieve this objective,               crossings, tactile paving and the positioning of street furniture.
       due consideration is given to; clearly defined defensible space
       and demarcation between public and private space, designed in        Site Ownership and Servicing
       natural surveillance, open space located to minimise nuisance,
       good standards of lighting, and landscaping that does not allow      3.13   At this stage site ownership is unknown although owners will be
       concealment.                                                                contacted as an element of the brief preparation process.

Movement and Linkage                                                        3.14   The Borough Council is unaware of soil conditions or of details
                                                                                   concerning connection to the public/private utilities although
3.11   The location of the site provides an opportunity to re-connect              this information will be obtained at a later stage in the
       elements of the street grid truncated by the development of the             development process if the scheme proceeds.
       Wessex Way. The design approach taken is to provide a
       connection between Cyril Road and Malmesbury Park Road and           3.15   Whilst the brief establishes a transportation and movement
       to link with the footpath which runs alongside the Wessex Way.              network in conjunction with the land use structure for the site,
       The strengthening of the pedestrian network in the area is seen             detailed consideration of access, turning, parking and sight lines
       as being particularly important as this will encourage access to            will be undertaken during the planning application or
       Queens Park, Bournemouth Travel Interchange and the shops                   pre-application stage. However, the areas apportioned for
       and other facilities located in Holdenhurst Road. It is intended            different land uses and the movement network will identify
       that the opportunity to widen the footway betweeen the site                 sufficient space for these considerations to be accommodated.
       and the wessex way, so that it can accommodate both


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Sustainability and Agenda 21                                               Noise Attenuation
3.16   To contribute to councils sustainability objectives a number of     3.19   In view of the proximity of the Wessex Way to the site, a survey of
       key considerations will need to be incorporated into detailed              noise levels will be required. Attenuation measures will be
       layout and design. This will include the use of renewable energy           necessary for buildings adjacent to the Wessex Way as an
       sources such as; building orientation to maximise passive solar            integral element of the scheme design, this could include
       gain, high standards of insulation and the investigation of solar          acoustic windows and consideration of the internal
       voltaic technology. In addition opportunities to increase biomas           arrangement of rooms.
       through planting to provide a carbon sink and act as a dust
       collector should be incorporated into the scheme.                   Environmental Impact Assessment (E.I.A.)
3.17   The use of sustainable urban drainage systems to promote the
                                                                           3.20   In view of the development proposals set out in this brief
       absorbtion of rainwater and improve the quality and usage of
                                                                                  constituting an ‘urban infrastructure project’ on an area of land
       surface water run-off will be encouraged (8).
                                                                                  exceeding 0.5HA, an assessment will be necessary to ascertain
                                                                                  whether an E.I.A. is required.
Contaminated Land

3.18   In view of the sites’ past industrial uses, a soil survey will be
       required to ascertain whether the land is contaminated. The cost
       of undertaking this will be borne by the developer. Proposals for
       remedial action should be included in any proposed plans to
       ensure that the site is ‘fit for use’.




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                        SECTION4                                           Housing element

                                                                           4.2   The housing element is shown as a mix of terraced houses and
4.0       DESIGN FRAMEWORK                                                       flat units at medium / high density and low rise, building heights
                                                                                 could be to 2 to 2 ½ storeys with the density in the range of
4.1   This section of the brief sets out in diagrammatic form:                   40 - 50 units per hectare (16 - 20 units per acre).

      •   an appropriate mix of uses and their locations,                  4.3   It will be for the applicant to demonstrate an acceptable mix of
                                                                                 units, and layout of the private space, rear gardens, amenity
      •   movement routes and linkage,                                           space and parking areas which meets the development
                                                                                 standards of the Local Planning Authority (See Appendix 2 for
      •   an indication of form and scale,                                       Local Authority parking standards).

      •   landscaping structure.                                           4.4   The units proposed are to have small front gardens providing a
                                                                                 buffer of defensible space with principal outlook across the
      As set out within the introduction within the consultation draft           shared pedestrian /cycle way towards the public open space.
      version of this document two options were shown, with The                  This will provide a degree of overlooking and informal
      Planning Committee selecting ‘Option 1’as the preferred                    surveillance. Within the design detail, front doors are
      approach, in view of the larger area of open space identified. For         recommended to encourage life and activity at the front of the
      this reason reference to option 2 has been removed from the                properties.
      document.




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Linkage and Movement                                                      4.9    Vehicular access to the public open space will be required
                                                                                 for mowing, maintenance and emergency access with the
4.5   The arrangement as shown strengthens local pedestrian and                  proposed access in proximity to the Malmesbury Park/
      cycle routes by linking Malmesbury Park Road and Cyril Road                Henville Road junction.
      and the existing footpath which runs alongside Wessex Way. It is
      proposed that the Malmesbury Park Road/Cyril Road link will be      Employment Area
      in the form of a shared pedestrian/cycle route constructed to
      Highway Authority standards. In addition, it is proposed that the   4.10   The layout as shown proposes four small units, two / three starter
      existing footpath is widened to at least 3m to accommodate                 units one larger one with a 550m2 floor plate. Proposed Uses will
      cyclists and pedestrians.                                                  be within the B1 Class of the Town and Country Planning Use
                                                                                 Classes Order, being able to be undertaken in a residential area
4.6   Opening up the North West Boundary of the existing footpath                without detriment to amenity. Live/work units to accommodate
      where it passes along the edge of the site has crime prevention            modern working arrangements, particularly within the creative
      benefits as the risk of entrapment is reduced and an alternative           design and I.T. industries could also be appropriate in this
      route provided.                                                            location.

Public Open Space                                                         4.11   Planting to screen the flanks of the units to Wessex Way and
                                                                                 Henville Road will also be a requirement.
4.7   This will be laid out to the requirements of the Head of Leisure
      Services, to maximise the usability of the space and minimise
      potential disturbance to adjoining residents. The new scheme
      will include play equipment as a replacement facility for that
      removed from Cyril Gardens.

4.8   Visual and noise attenuation measures should be provided to
      Wessex Way with details to be agreed by negotiation but could
      include one or a combination of the following: Structured
      planting, fencing or berm. High mesh fencing may also be a
      requirement to prevent balls landing on the Wessex Way.




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                      APPENDICES                                          WITHIN THE LOCAL PLAN.

                                                                          POLICY5.3
APPENDIX 1                                                                DEVELOPMENT INVOLVING THE INTRODUCTION OR EXPANSION OF
                                                                          USES WITHIN CLASS B1 OF THE TOWN AND COUNTRY PLANNING (USE
Bournemouth District Wide Local Plan                                      CLASSES) ORDER 1987 WILL BE PERMITTED WITHIN THE BUILT-UP AREA
                                                                          OF THE BOROUGH SUBJECT TO THE FOLLOWING CRITERIA:-
The policies outlined here are relevant to the site. However, following
the Local Plan Inquiry in 2000 the proposed modifications are yet to be   (i)    ANY PROPOSED DEVELOPMENT DOES NOT SIGNIFICANTLY
presented to Committee. Whilst the economic development policies are             DETRACT FROM THE APPEARANCE OR CHARACTER OF THE AREA
unlikely to change significantly the housing policies have been                  IN WHICH IT IS LOCATED BY REASON OF USE, SCALE OR BUILT
amended following the Inspectors recommendations but not formally                FORM.
adopted.
                                                                          (ii)   THE USE HAS SATISFACTORY ROAD ACCESS.
Policy Context
                                                                          (iii) THE USE HAS ADEQUATE ON-SITE CAR PARKING AND SERVICING
Economy                                                                         SPACE AS SET OUT IN APPENDIX 4.

POLICY5.1                                                                 POLICY5.9
THE LOCAL PLANNING AUTHORITY WILL GRANT PLANNING                          DEVELOPMENT FOR MINOR BUSINESS USES OF LESS THAN 2000m²
PERMISSION FOR DEVELOPMENT LIKELY TO INCREASE OPPORTUNITIES               WITHIN USE CLASS B1 OF THE TOWN AND COUNTRY PLANNING (USE
FOR JOB CREATION, SUBJECT TO OTHER POLICIES CONTAINED WITHIN              CLASSES) ORDER 1987 WILL BE PERMITTED WHERE THE FOLLOWING
THIS LOCAL PLAN.                                                          CRITERIA CAN BE MET:

POLICY5.2                                                                 (i)     THE DESIGN, SCALE, MASSING, HEIGHT AND MATERIALS
THE LOCAL PLANNING AUTHORITY WILL GRANT PLANNING                                  SHOULD BE COMPATIBLE, WHERE APPROPRIATE, WITH
PERMISSION FOR THE DEVELOPMENT AND EXPANSION OF SMALL                             ADJACENT DEVELOPMENT.
BUSINESS PREMISES THROUGHOUT THE PLAN AREA WHERE THERE WILL
BE NO DETRIMENT TO THE AMENITY OF THE AREA OR NEIGHBOURING                (ii)    ANY DEVELOPMENT SHOULD NOT HAVE AN ADVERSE EFFECT
OCCUPIERS AND WHERE THERE IS NO CONFLICT WITH OTHER POLICIES                      UPON THE ENVIRONMENT OR RESIDENTIAL AMENITIES.


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(iii)   SERVICING FACILITIES SHOULD BE PROVIDED FULLY ON-SITE.   POLICY 6.6
                                                                 WHERE THERE IS A DEMONSTRABLE LACK OF AFFORDABLE HOUSING
(iv)    PARKING SHOULD BE PROVIDED IN LINE WITH THE GUIDELINES   TO MEET LOCAL NEEDS, THE COUNCIL WILL SEEK AN ELEMENT OF
        SET OUT IN APPENDIX 4.                                   AFFORDABLE HOUSING ON SUITABLE SITES OF 0.5 HECTARES OR MORE,
                                                                 OR WHERE MORE THAN 14 DWELLINGS ARE TO BE PROVIDED. THE
(v)     ANY DEVELOPMENT SHOULD INCORPORATE ON-SITE               AFFORDABLE HOUSING WILL BE FOR PERSONS UNABLE TO COMPETE
        LANDSCAPING TO A LEVEL WHICH IS COMMENSURATE WITH        IN THE EXISTING LOCAL HOUSING MARKET WHO ARE IN NEED OF
        THE CHARACTER OF THE AREA IN WHICH IT IS LOCATED.        ACCOMMODATION AND WHO ARE RESIDENT OR PERMANENTLY
                                                                 EMPLOYED IN THE LOCAL AREA, OR WHO USED TO LIVE IN THE LOCAL
(vi)    ANY SITE AREA LAID OUT AS SURFACE CAR PARKING SHOULD     AREA AND WISH TO RETURN FOR REASONS OF EMPLOYMENT OR
        INCORPORATE TREE PLANTING.                               FAMILY CONNECTIONS.

Population and Housing                                           ARRANGEMENTS WILL BE MADE TO ENSURE THAT THE BENEFIT OF
                                                                 AFFORDABLE HOUSING IS ENJOYED, NOT ONLY BY THE INITIAL
POLICY6.2                                                        OCCUPIERS OF THE DWELLINGS PROVIDED, BUT ALSO BY THEIR
RESIDENTIAL DEVELOPMENT WILL BE PERMITTED EXCEPT:                SUCCESSORS, THROUGH THE MANAGEMENT OF THE PROPERTY BY A
                                                                 REGISTERED SOCIAL LANDLORD, A TRUST OR SIMILAR ORGANISATION
(i)     IN AREAS SPECIFICALLY ALLOCATED FOR OTHER PURPOSES IN    OR THROUGH THE USE OF CONDITIONS OR PLANNING OBLIGATIONS.
        THE LOCAL PLAN.
                                                                 THE APPLICATION OF THIS POLICY WILL TAKE INTO ACCOUNT ANY
(ii)    WHERE IT WOULD DEMONSTRATABLY HARM THE CHARACTER         PARTICULAR COSTS ASSOCIATED WITH THE DEVELOPMENT, ANY
        OR APPEARANCE OF AN AREA OR ON THE AMENITIES ENJOYED     PLANNING OBJECTIVES RELEVANT TO THE SITE AND THE NEED TO
        BY LOCAL RESIDENTS.                                      ACHIEVE A SUCCESSFUL HOUSING DEVELOPMENT.

(iii)   ON SITES WHERE IT WOULD OTHERWISE BE INAPPROPRIATE IN    POLICY6.8
        THE LIGHT OF DETAILED SITE CONSIDERATIONS.               INFILL RESIDENTIAL DEVELOPMENT WILL BE PERMITTED IN
                                                                 APPROPRIATE LOCATIONS SUBJECT TO DETAILED CONSIDERATIONS
                                                                 INCLUDING DENSITY, HEIGHT, SITE COVERAGE, MEANS OF ACCESS,
                                                                 LANDSCAPING, PHYSICAL CONSIDERATIONS, OPEN SPACE AND
                                                                 PARKING PROVISION.


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DEVELOPMENT WILL BE EXPECTED TO:                               APPENDIX 2
(i)    COMPLEMENT AND RESPECT THE CHARACTER AND AMENITY OF     Local Authority Parking Standards.
       NEIGHBOURING DEVELOPMENT.
                                                               At the time of preparation The Bournemouth District Wide Local Plan
(ii)   PROVIDE A HIGH STANDARD OF LAYOUT AND DESIGN THAT       had recently been subject to a Local Plan Inquiry, the report to
       ENSURES ADEQUATE PRIVACY FOR THE OCCUPANTS OF THE       Committee proposing modifications was still to be considered.
       BUILDING AND OF ADJACENT RESIDENTIAL PROPERTIES; AND,   The relevant policies contained in the emerging document are awaited.
                                                               For information the dimensions of Parking Spaces are set out.
(ii)   PROVIDE A PLEASANT AND SAFE RESIDENTIAL ENVIRONMENT.
                                                               Car Parking and Garage Dimensions
POLICY6.9
THE COUNCIL WILL ENCOURAGE RESIDENTIAL DEVELOPMENT ON          The following diagrams set out the minimum dimensions for a car
APPROPRIATE DERELICT, VACANT AND UNDER USED LAND               parking space and for garage courts and communal parking areas.
THROUGHOUT THE BOROUGH SUBJECT TO OTHER POLICIES IN THE
PLAN.
                                                                                                                       X

                                                                                                   standard          2.4M
                                                                                                 parking space
                                                                                                                       Y

                                                                                         W          4.8M         V



                                                                        X                                                            X

                                                                       2.7M       garage space               forecourt space        2.4M

                                                                        Y                                                            Y


                                                                              W      5.1M           VW            5.1M          V

                                                                                    minimum garage and forecourt space




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                                                                           Policy 7.18
                                                                           RESIDENTIAL DEVELOPMENT SHOULD MAKE PROVISION FOR
                                                                     Y     RECREATION FACILITIES DIRECTLY RELATED TO AND NECESSARY FOR
                 W 6.0M V
                                                                    2.4M   THE DEVELOPMENT. iT IS RECOGNISED THAT THE NEED FOR OPEN
                                                                     X
                                     X                                     SPACE AND RECREATION FACILITIES VARIES WITH DIFFERENT TYPES OF
                                  2.4M
                                     Y                                     DEVELOPMENT. THE DETAIL OF THIS MATTER IS DEALT WITH
                                                                           SEPARATLEY PUBLISHED SUPPLEMENTARY PLANNING GUIDANCE
                                                                           THAT RECOGNISES THAT PROVISION MUST HAVE REGARD TO THE SIZE
  minimum parallel parking bays
                                                                     Y
                                                                    1.0M   AND CHARACTERISTICS OF THE SITE, THE TYPE OF HOUSING PROPOSED
                                                 W   VW   VW    V
                                                                     X     AND THE AVAILABILITY OF EXISTING OPEN SPACE PROVISION.
                                                  4.8 6.0 4.8
                                           minimum grouped parking area

       V   2.4   W
                                                                           THE LOCAL PLANNING AUTHOURITY’S OPEN SPACE STANDARDS ARE:
                                     0.8
                                     X                                Y

                                  4.8M                              2.7M        (i)    PLAYING FIELDS – 1.2 HECTARES PER 1,000 BEDSPACES.
                                                                     X
                                     Y
                  X
                                                                                (ii)   PLAYGROUNDS – 1.0 HECTARE OF EQUIPPED
                 6.0M                                                                  PLAYGROUNDS PER 1,000 BEDSPACES.
                     Y
                                                                      Y         (iii) AMENITY SPACES – 0.6 HECTARES PER 1,000 BEDSPACES
minimum perpendicular parking bays                                  1.0M
                                                                     X
                                                 W   VW    VW   V
                                                  5.1 7.3 5.1              AMENITY OPEN SPACE AND PROVISION FOR PLAY GROUNDS WILL BE
                                             minimum garage court area
                                                                           PROVIDED ON-SITE IF THE DEVELOPMENT IS OF A SIZE SUFFICIENT TO
                                                                           JUSTIFYTHE PROVISION OF AT LEAST 0.2 HECTARES. WHERE ON-SITE
                                                                           PROVISION OF AT LEAST 0.2 HECTARES FOR AMENITY SPACE AND
                                                                           PLAYGROUNDS IS NOT POSSIBLE, OFF-SITE PROVISION MAY BE
                                                                           SOUGHT.

                                                                           DUE TO THE LAND TAKE REQUIRED AND THE RELATIVELY SMALL-SCALE
                                                                           NATURE OF RESIDENTIAL DEVELOPMENT LIKELY TO OCCUR WITHIN THE
                                                                           BOROUGH, OFF-SITE PROVISION WILL BE SOUGHT IN THE CASE OF
                                                                           PLAYING FIELDS.

                                                                                                                         Bournemouth
                                                                                                                         Borough Council
                                                                                                                                            22
APPENDIX 3                                                                   (c)   depending on the outcome of (ii) above, that the views of the
                                                                                   local community and other interested parties be sought and
Planning Committee, 14th May, 2001 minutes                                         reported back to Committee prior to the brief’s formal
                                                                                   adoption as supplementary design guidance;
25. DESIGN AND DEVELOPMENT BRIEF
                                                                             (d)   the report be referred to the Transport and Works Committee for
The Committee gave consideration to a Design and Development Brief                 comment and information.
for a site within the Borough. Committee’s endorsement of the
document was sought, prior to an approach being made to the site             (Schedule 12A, Part I, Paragraph 7)
owners to ascertain their medium/long-term intentions. Once this had
been gained, wider consultation was proposed with the local
community.

Two options were presented in the brief, and the Committee was asked
to state whether both or a preferred option should be made available
for public comment.

Resolved - That:-

(a)   the brief in respect of the site now named be adopted for the
      purposes of public consultation, with this Committee’s preferred
      Option 1. Instructions ;

(b)   Officers be instructed to contact those with an interest in the land
      to inform them of the draft brief and ascertain their intentions for
      the site;




                                                                                                                               Bournemouth
                                                                                                                               Borough Council
                                                                                                                                                     23
APPENDIX 4




             Bournemouth
             Borough Council
                               24
APPENDIX 5                                                                      The Director of Development Services reported that at this
                                                                                stage the intentions of the owners was not known. However,
Planning Committee, 5th November, 2001, minutes                                 it was necessary to establish the community’s preferred
                                                                                agenda for the brownfield site. The Committee was
1.   CONSULTATION DRAFT DESIGN/DEVELOPMENT BRIEF,                               informed that if the brief was agreed it would become
     WILKINS BAKERY SITE                                                        supplementary planning guidance.

      The Committee gave consideration to a report of the Director of           Resolved:-
      Development Services on the response to the public
      consultation on the development brief for the Wilkins Bakery       (a)   That the responses to the public consultation be noted.
      Site.
                                                                         (b)   That the consultation draft design/development brief be adopted.
      Members were informed that the Leisure and Tourism Services
      (Visiting) Committee and the Transport and Works Committee         (c)   That the text within the draft document be amended accordingly
      had both considered the report and expressed support for                 to reflect Committee’s preference for Option 1 and to confirm the
      Option 1 and the need to identify potential surplus open space           adopted status of the document.
      to generate capital receipts to purchase the open space
      identified in the scheme and to address deficiencies of open       (d)   That the contents of the Brief be included in the First Review of
      space in some areas of the town.                                         the District Wide Local Plan.

      Members were also informed that the consultation had been          (e)   That those members of the local community who wrote in with
      undertaken on the basis of Option 1 being the preferred                  comments be sent a copy of the report for information.
      approach, in view of it addressing an identified deficiency of
      open space within the neighbourhood. The Committee was
      presented with the detail relating to Option 1 and Members
      commented accordingly. The Committee, whilst supporting
      Option 1, was informed that there was no funding available for
      the purchase of land for open space and would therefore need
      to consider areas of open space which may be surplus in order to
      generate a capital receipt.


                                                                                                                             Bournemouth
                                                                                                                             Borough Council
                                                                                                                                                   25
                  REFERENCES                                            BACKGROUND DOCUMENTS

1)   Bournemouth District-wide Local Plan                               Urban Design Compendium, Llewelwyn - Davies , August 2000

2)   Report of the Public Inquiry into Objections to the Bournemouth    Responsive Environments , Bentley et al Architectural Press Ltd. 1985
     District Wide Local Plan. August 2000
                                                                        By Design, DETR, July 2000
3)   Planning and Development Briefs, A Guide to Better Practice,
     DETR April 1998                                                    Unemployment in Dorset, July 2000

4)   Planning Policy Guidance Notes PPG1 (General Policy and
     Principals) PPG3 (Housing)

5)   Bournemouth, Poole and Christchurch Local Transport Plan 2001-
     2006 November 2000.

6)   Unemployment Bulletin. November 2000. Bournemouth Borough
     Council

7)   The Implications of Corporate Relocation for the Dorset Property
     Market Prism Research Ltd, July 2000

8)   Sustainable Urban Drainage, An Introduction
     The Environment Agency

9)   Home Zones. P 94. Towards an Urban Renaissance.
     Report of the Urban Task Force 1999




                                                                                                                          Bournemouth
                                                                                                                          Borough Council
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