233 Ringwood Road Poole BH12 3LH

1. 1.The size and layout of the resultant plots being dominated by built form and hardstanding would result in a cramped and constrained development on both the proposed and remaining plot that would be out of character with the local area, contrary to Policies PP27 and PP28 of the Poole Local Plan (2018).
2. 2.Due to the size of the resultant plots and their layouts, the external amenity space for existing and future occupiers would be insufficient for both the proposed and retained family size dwellings contrary to Policies PP27 and PP28 of the Poole Local Plan (2018).
3. 3.The proposal fails to secure appropriate off-street parking provision to meet the needs of the proposed development. The proposal, by reason of its lack of parking provision, does not have regard to the expected level of car ownership as set out in the Parking Standards SPD (2021). The deficiencies of parking provision resulting from the proposed development, in relation to the requirements of the future occupiers, would add to the parking stress of the surrounding area, contributing towards the detrimental cumulative impact on the free flow of traffic and highway safety, contrary to Policy PP35 of the Poole Local Plan (2018) and the Parking Standards SPD (2021).
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 of the Poole Local Plan 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

BH12 3LH

Application type

Outline Planning Permission

Scale / size

Small

Date validated

12 September 2025

Consultation expiry

9 October 2025

Consultation start

16 September 2025

Consultation end

9 October 2025

Agent address

38 Highland Road Wimborne Minster Dorset BH21 2QN

Documents

15