48 Branksea Avenue Poole BH15 4DP

1. 1.The proposal, due to the cumulative heigh and scale of the new replacement garage and height of the eaves of the replacement dwelling in combination with the width and excessive depth of the dwelling would appear intrusive causing material harm to the character and appearance of the street scene, open public space and shoreline. As such, the proposal would be contrary to the Policies PP27 and PP31 of Poole Local Plan (November 2018) and to the core planning principles of the NPPF (December 2024 as amended).
2. 2.The proposal, due to the cumulative height and mass of the rear projection of replacement dwelling together with its close proximity to the boundary with No.46 would result in harmful, overbearing impact on its occupiers that is contrary to Policy PP27 of the Poole Local Plan (2018).
3. 3.The proposed development does not respond well to the natural features of the site and will result in the harm and potential loss of protected trees which make 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 which seeks to secure well-designed places and that are sympathetic to local character and history, including the surrounding built environment and landscape setting. Accordingly, the proposal would be contrary to criteria (1)(b) of policy PP27 of the adopted Poole Local Plan 2018.
4. 4.The applicant has failed to include the appropriate mechanism by which to secure the property as a self-build dwelling and therefore the local planning authority does not have sufficient certainty that the proposed development would meet the criteria of the self-build and custom house building exemption, and therefore cannot be certain that the development would benefit from an exemption from statutory biodiversity net gain requirement to deliver a 10% net gain. As such it is assumed that statutory biodiversity net gain requirements apply, and in the absence of the minimum information required by legislation to establish the baseline habitats for the site or to demonstrate how the required 10% uplift in biodiversity would be achieved. Therefore, the application does not accord with the requirements of Part 3 of Article 7 of the Town and Country Planning (Development Management Procedure) (England) Order 2015.

From the council's decision notice.

Postcode

BH15 4DP

Application type

Full Planning Permission

Scale / size

Small

Date validated

19 January 2026

Consultation expiry

11 March 2026

Consultation start

18 February 2026

Consultation end

11 March 2026

Agent address

Office 9 Fleming Court Business Centre Leigh Road Eastleigh SO50 9PD

Documents

23