130 Garland Road Poole BH15 2LD

1. 1.The proposed dormer by reason of its design, scale, bulk and massing is deemed to be detrimental to the special architectural and historic interest of the Heckford Park CA. Therefore, the proposal as a whole would cause harm to the significance of the designated heritage asset within the ‘less than substantial harm’ category. This harm is not considered minimised or justified, as the identified harm resulting from the proposal would not outweigh its benefit. As a result, the proposal would fail to comply with Section 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990, Chapter 16 of the NPPF, and Policies PP27 and PP30 of the Poole Local Plan (2018).
2. 2.The proposal, due to poor outlook, daylight and sunlight and low room heights, the proposal would result in a form substandard accommodation that would be harmful to the amenities of its occupants. The proposal is therefore considered to be contrary to BCP’s adopted Amenity Standards for HMOs document and Policy PP27 of the Poole Local Plan 2018.
3. 3.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 [ADD RELEVANT POLICY FROM LOCAL PLAN] and the provisions of the National Planning Policy Framework, particularly paragraph 193.
4. 4.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

BH15 2LD

Application type

Full Planning Permission

Scale / size

Small

Date validated

14 January 2026

Consultation expiry

26 March 2026

Consultation start

20 January 2026

Consultation end

26 March 2026

Agent address

Studio 2 The Focus Building 1 Crimea Road Bournemouth BH9 1AP

Documents

18