87 Ringwood Road Poole BH14 0RH

1. 1.The proposal introduces a residential use within the employment zone which would compromise the activity and vitality of the employment area due to the need to protect future occupants from noise and disturbance from employment uses. The need to house employees on site has not been justified. As such the proposal would fail to comply with PP16 of the Poole Local Plan.
2. 2.Due to the proximity to the automotive restoration workshop there would be potential for noise, vibration and emission disturbance to future occupants. The outdoor space provision would be unsatisfactory as an amenity space due to its location next to a busy road, high banks and trees and would be noisy, enclosed, overshadowed. As such the proposed HMO would provide poor living conditions that would not promote health and wellbeing for future occupants, contrary to Policy PP27 of the Poole Local Plan and the provisions of the NPPF.
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 PP32 of the Poole Local Plan and the provisions of the National Planning Policy Framework, particularly paragraph 118.
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 C127/02) 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

BH14 0RH

Application type

Full Planning Permission

Scale / size

Small

Date validated

12 February 2026

Consultation expiry

10 March 2026

Consultation start

17 February 2026

Consultation end

10 March 2026

Agent address

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

Documents

24