The Oaks 273 Rossmore Road Poole BH12 2HQ

1. 1.Despite inaccurate plans being submitted for the application, the Local Planning Authority is able to conclude that the proposal would have unacceptable impacts on the character and appearance of the area as a result of the garage not being subservient to the host dwelling and the dormer to the front elevation being too large for the garage. The proposal therefore fails to comply with Policy PP27 of the Poole Local Plan 2018 and the NPPF 2024 with regard to design.
2. 2.The submitted plans show amendments to part of the main dwelling, resulting in a scheme that differs from the development previously approved under APP/24/00344/F. As the plans revise elements of the main dwelling without presenting the entire building in a consistent and comprehensive manner, approving them would create conflicting permissions for the site. The inconsistencies result in ambiguity over what development is being proposed, and the Local Planning Authority is therefore unable to support the application. Accordingly, the proposal does not demonstrate compliance with the NPPF.
3. 3.The applicant has failed to provide detail of the means of access to the proposed first floor accommodation, which is likely to include internal stairs within the ground floor garage. As such, and without any details, the proposals have potential to hinder parking and vehicle manoeuvring within the garage which could result in the garage space being inaccessible for parking. Such a loss of parking would cause a shortfall of parking for the existing dwelling that would likely lead to site cramming of cars within the access lane known as The Mills, compromising vehicle passing and turning. Furthermore, the proposed rear gate would provide access into the car park serving the adjoining properties of Nadina Court, Burberry Court, and 78c Herbert Avenue, that could result in visitors and residents of no.273 Rossmore road parking within this parking area and vehicle turning areas, that would compromise parking and turning provision, and hinder rear serving access for the New Star public house. The proposals would therefore be likely to result in conflicts both within The Mills and the parking area of 78a, 78b and 78c Herbert Avenue, which would be detrimental to highway safety, contrary to Policy PP35 of the Poole Local Plan (2018).

From the council's decision notice.

Postcode

BH12 2HQ

Application type

Householder

Scale / size

Small

Date validated

2 October 2025

Consultation expiry

8 January 2026

Consultation start

23 October 2025

Consultation end

8 January 2026

Agent address

192-194 Alder Road Poole BH12 4AX

Documents

9