Park Place 6 North Road Poole BH14 0LY

1. 1.The design of Block B; due to its proposed depth and height; relative to the neighbouring block of flats at no. 23 with a lack of recess at the upper floors, would result in a dominant boxy design solution; failing to respect or enhance the streetscene or be sympathetic to the surrounding residential scale contrary to PP27, PP28 and the NPPF.
2. 2.The design and layout of the scheme is substandard, when viewed from North Road the absence of an active frontage to the street, the volume of built form, undercroft parking areas and hardstanding within the site would result in a dominant and unduly prominent development with limited scope of meaningful landscaping to provide softening or screening contrary to PP27, PP28 and the NPPF.
3. 3.The proposed design, due to the layout and proposed footprint of the blocks and proximity to each other would result in poor living conditions to future occupants by way of overlooking, overshadowing and being overbearing and oppressive. A number of the proposed dwellings would have poor quality outlook and are likely to have poor quality internal light levels due to the proximity to built form and/or being single aspect north facing dwellings. As such it is considered that the design and layout is substandard contrary to Policy to PP27 of the Poole Local Plan and NPPF.
4. 4.The siting of the proposed Block B and the six storeys of balconies to the rear elevation would result in an overbearing and oppressive relationship to the existing residential properties to the rear along North Road which back onto the application site. The additional floors when compared to the extant scheme, result in a closer proximity to the neighbour and an intensification of direct views from the proposed balconies of 23 flats with direct views into the neighbouring sites would result in a harmful impact on the amenity of the existing residents contrary to Policy to PP27 of the Poole Local Plan and NPPF.
5. 5.Due to the proposed layout of development; the undercroft parking areas and spaces between the buildings; the development fails to result in a high quality, secure or safe environment contrary to PP27 and Secured By Design guidance.
6. 6.No agreement has been entered into to secure a review mechanism to demonstrate that the proposal is unable to provide affordable housing provision or a financial contribution towards affordable housing in accordance with PP11 and the NPPF.
7. 7.Due to the lack of evidence the application is unable to demonstrate that the proposed drainage strategy is appropriate; and would not result in floodrisk elsewhere. Furthermore the proposal is not in accordance with para. 182 of the NPPF which requires SuDs to control flow rates and reduce volumes of runoff and provide multifunctional benefits wherever possible. The proposal is therefore contrary to Poole Local Plan policy PP38 and the NPPF.
8. 8.The applicant has failed to provide sufficient justification of the layout/design and how it achieves the BNG hierarchy as per the Town and Country Planning (Development Management Procedure) ( England) Order 2015. Therefore the local planning authority cannot be confident that the statutory biodiversity gain condition can be discharged. Consequently, the local planning authority cannot be confident that the proposed development would comply with the requirements of Schedule 7A of the Town and Country Planning Act 1990 and Schedule 14 of the Environment Act 2021
9. 9.The site lies between 400m and 5km of Dorset heathlands which are protected under European legislation for their wildlife importance. The Dorset Heathlands Planning Framework Supplementary Planning Document (SPD) 2020-2025 sets out the means by which the cumulative impacts of additional residential development in this zone can be mitigated. In this instance the proposal fails to secure the mitigation measures identified as necessary in the SPD such that it would be contrary to policy PP32 of the Poole Local Plan and the provisions of the National Planning Policy Framework, particularly paragraph 193.
10. 10.The application site is within close proximity to Poole Harbour which is a Special Protection Area (SPA), Site of Special Scientific Interest (SSSI) and Ramsar site and the determination of the application should be undertaken with regard to these European designations and the requirements of the Conservation of Habitats and Species Regulations 2017. The applicant has failed to demonstrate in accordance with the Habitat Regulations that the proposals will cause no harm to the SPA. It is clear, on the basis of advice from Natural England that, notwithstanding the CIL contribution, no avoidance or mitigation of adverse effects through Strategic Access Management and Monitoring (SAMM) has been secured. In the absence of any form of acceptable mitigation it is likely to have an adverse effect on the special features of Poole Harbour including those which are SPA features. Having regard to the Waddenzee judgement (ECJ case C-127/02) the Council is not in a position to be convinced that there is no reasonable scientific doubt to the contrary. For these reasons, and without needing to conclude the appropriate assessment, the proposal is considered contrary to the recommendations of the Berne Convention Standing Committee on urban development adjacent to Poole Harbour, and Policy PP32 and PP39 of the Poole Local Plan (November 2018).

From the council's decision notice.

Postcode

BH14 0LY

Application type

Outline Planning Permission

Scale / size

Large

Number of dwellings

115

Date validated

9 July 2025

Consultation expiry

30 September 2025

Consultation start

13 August 2025

Consultation end

30 September 2025

Agent address

Unit 5 Designer House Sandford Lane Wareham BH20 4DY

Documents

103