39 Shillito Road Poole BH12 2BW

1. 1.The proposal, due to the provision of substandard communal facilities (kitchen/living room) provided within the proposed building would result in cramped and oppressive living conditions for the prospective occupiers, especially with the bedroom sizes being relatively small and not reasonably meeting the needs of the prospective occupants. Furthermore, the proposed development would be served by a small rear garden, which would not provide a sufficient external, private amenity space for the occupants of the proposed development, resulting in cramped living conditions for the prospective occupiers, contrary to the provisions of Policy PP27 (1)(d) of the Poole local plan.
2. 2.The proposal, due to its nature, would result in an unacceptable level of noise resulting from the over intensification of the use on site, which would be detrimental to the amenities of the adjacent neighbours, and harmful to the established character of the area, contrary to the provisions of Policy PP27(1) of the Poole Local Plan. The overintensification of the use of the site would also result in a change in the character of the local area.
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 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 2BW

Application type

Full Planning Permission

Scale / size

Small

Date validated

28 January 2026

Consultation expiry

11 March 2026

Consultation start

18 February 2026

Consultation end

11 March 2026

Committee meeting

2 April 2026

Agent address

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

Documents

17