34 Panorama Road Sandbanks Poole BH13 7RD

1. 1.The proposal would lead to loss of capacity of the existing community facility and would not provide sufficient community benefit to outweigh this loss. Therefore, in principle the proposal would not be in accordance with PP26(3) of the Poole Local Plan and Policy SAND9 of Sandbanks Peninsula Neighbourhood Plan.
2. 2.The proposal due to its height, scale and contemporary, boxy design would not be in keeping with semi-detached pari and would visually harm the appearance of the street scene of Panorama Road and wider surrounding area that is contrary to the Policy PP27 of the Poole Local Plan and Policy SAND5 of the Sandbanks Peninsula Neighbourhood Plan (2024).
3. 3.The applicant has not demonstrated that the scheme can be made safe for future occupants due to flood risk, for the lifetime of the development. As such the proposal is contrary to policy PP38 of the Poole Local Plan (2018) and the National Planning Policy Framework (2024 as amended).
4. 4.Due to the vehicle manoeuvring required to utilise the proposed car parking spaces would result in an unacceptable increase in highway safety dangers on a Classified Road and will have a detrimental impact on an existing cycle route that is contrary to the Policies PP27 and PP35 of the Poole Local Plan.
5. 5.Due to lack of submission of emergence bat survey recommended in the submitted Preliminary Roost Assessment necessary to enable proper consideration to be given to this application, the proposal is likely to conflict with Policy 33 of the Poole Local Plan (November 2018), paragraph 187 of the NPPF (December 2024 as amended) ‘Planning policies and decisions should contribute to and enhance the natural and local environment: by minimising impacts on and providing net gains for biodiversity’, paragraph 99 of the Biodiversity and Geological conservation - Statutory Obligations and their impacts within planning system (Circular 06/2005), The Conservation of Habitats and Species Regulations 2017 (as amended), Environment Act 2021, and Wildlife and Countryside Act 1982 (as amended).
6. 6.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 PP39 of the Poole Local Plan and the provisions of the National Planning Policy Framework, particularly paragraph 193.
7. 7.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

BH13 7RD

Application type

Full Planning Permission

Scale / size

Small

Date validated

9 March 2026

Consultation expiry

22 April 2026

Consultation start

1 April 2026

Consultation end

22 April 2026

Agent address

Unit 5 Designer House Sandford Lane Wareham BH20 4DY

Documents

26