59 and 61 Creekmoor Lane Poole BH17 7BW

1. 1.The proposed new plots and resultant plots of host dwellings would be inconsistent with plot sizes and pattern of development in vicinity of the application site that is contrary to the provisions of Policies PP27 and PP28 of the Poole Local Plan (November 2018).
2. 2.The proposed development, due to its location in close proximity to the mature Oak tree located behind the south western boundary of the application site, would result in insufficient level of light to the kitchen and lounge areas, poor outlook and overshadowed throughout most of a day rear gardens. This would cause insufficient living conditions for future occupants and increased reliance on artificial light that would be contrary to the provisions of Policies PP27 and PP37 of the Poole Local Plan (November 2018).
3. 3.The proposal would not respond well to the natural features of the site and places future pressures to fell, or heavily prune, a tree which makes an important contribution to character and appearance of the local landscape. This is contrary to core planning principals (section 12) of the National Planning Policy Framework and to criteria (1)(b) of policy PP27 of the adopted Poole Local Plan 2018.
4. 4.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 and the provisions of the National Planning Policy Framework, particularly paragraph 193.
5. 5.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

BH17 7BW

Application type

Full Planning Permission

Scale / size

Small

Date validated

20 August 2025

Consultation expiry

9 October 2025

Consultation start

3 September 2025

Consultation end

9 October 2025

Agent address

27 Columbia Road Bournemouth Dorset BH10 4DZ

Documents

23