14 Charmouth Grove Poole BH14 0LP

1. 1.The proposed ground floor extensions, by reason of their design, excessive scale, footprint and encroachment across the plot, would result in the overdevelopment of the site. The development would give rise to an overly dense, cramped and visually intrusive form of development that would appear incongruous within its context, failing to respect the spacious character of the plot and the established pattern of development within the surrounding area. The resultant layout would be contrived and would fail to achieve a high-quality design that is sympathetic to local character or reinforces local distinctiveness. As such, the proposal would be contrary to Policy PP27 of the Poole Local Plan (2018) and paragraphs 135 and 139 of the National Planning Policy Framework (2023), which seek to secure high quality design that is visually attractive, sympathetic to local character and which responds positively to the surrounding environment.
2. 2.The proposed second-floor dormer windows on the south elevation, by reason of their siting would result in increased and unacceptable levels of overlooking towards the rear gardens and rear elevations of Nos. 12a and 12 Charminster Grove. This would give rise to a material loss of privacy and an increase in both actual and perceived overlooking, to the detriment of the living conditions of those occupiers. The proposal therefore conflicts with Policy PP27 (Design) of the Poole Local Plan, which seeks to ensure that development does not result in harmful impacts on the amenity of neighbouring occupiers.
3. 3.The proposed scale and footprint of extensions, when considered alongside the constrained nature of the site and the presence of mature trees and vegetation, would result in a significant reduction in the quantity and usability of private rear garden space. The increased shading and loss of functional outdoor space would fail to provide an adequate standard of amenity for future occupiers of the dwelling. The proposal is therefore contrary to Policy PP27 (Design) of the Poole Local Plan, which requires development to secure a high-quality living environment, including the provision of adequate and usable private amenity space for future residents.
4. 4.Insufficient information has been submitted to demonstrate that the Beech will not be unduly impacted by the proposal. The scale of the proposal does not respond well to the natural features on site and is likely to negatively impact and place future pressures on a protected tree that add positively to the character and amenity of the local area. This is contrary to core planning principals (section 12) of the National Planning Policy Framework which seek to secure well-designed places 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 (Nov 2018).
5. 5.The submitted Flood Risk Assessment fails to provide sufficient, proportionate and site-specific information to demonstrate that surface water arising from the proposed development would be appropriately managed or that the development would not increase flood risk elsewhere. In particular, the submission does not clearly set out the proposed method of surface water disposal, any potential increase in impermeable area, or include details of finished floor levels to demonstrate that the development would be safe for its lifetime. As such, the proposal fails to comply with the requirements of the National Planning Policy Framework and Policy PP38 of the Poole Local Plan, which require development to ensure that flood risk is not increased on or off site and that appropriate flood risk and drainage measures are in place.

From the council's decision notice.

Postcode

BH14 0LP

Application type

Householder

Scale / size

Small

Parish

Poole Town Council

Date validated

16 April 2026

Consultation expiry

7 May 2026

Consultation start

16 April 2026

Consultation end

7 May 2026

Agent address

County Gates House 300 Poole Road Branksome Poole BH12 1AZ

Documents

16