EXTRACT FROM LOCAL ECONOMY OVERVIEW GROUP –
28TH FEBRUARY 2008
LEO36.08
SANDBANKS CONSERVATION AREA CHARACTER APPRAISAL – PUBLIC
CONSULTATION
The Head of Planning Design and Control Services submitted a Report, which
sought to approve the document “Sandbanks Conservation Area Character
Appraisal” draft for public consultation. If approved, public consultation would begin
in April for a period of 6 weeks.
The Sandbanks Conservation Area was an area worthy of protecting and
safeguarding from inappropriate development.
It had exceptional landscape
qualities, a virtue of its coastal setting and was distinctive and evolved more
gradually than the rest of the peninsular with most properties benefitting from
harbour views. Generously spaced, elegant Edwardian Villas, positioned within a
sylvan setting were visible from Brownsea Island and the Harbour. With this in mind,
the Area was now under significant pressure of development and the absence of a
Character Appraisal was a weakness, which had to be resolved.
The Meeting was advised that there were four distinct sub areas within the
Conservation Area that had developed with unique qualities. These attributes were
worth careful consideration when minor and major developments were proposed,
including:

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
The Old Coastguard Road area had the oldest known settlements on
Sandbanks and had developed in many phases.
The Haven Lake Area, which had been developed around a World War 2
bombed house site.
The Edwardian Villas facing Brownsea Island formed a unique group of
original buildings (with the exception of No.98) on the peninsula framed by
private jetties in a heavily treed setting.
North Haven Point had 3 exposed properties set within heavily treed plots
with dramatic views out to the harbour mouth. The plot at No 102 was
vacant but very constrained.
Additionally, the Victorian Coastguard cottage terrace was a Building of Local
Importance, listed in the Local Plan 2004, because it was considered a landmark and
the oldest building on Sandbanks built for the Lifeboat crews and their families.
Three other buildings were proposed for the Buildings of Local Importance because
of their architectural integrity and group value, including Haven Lake Lodge, the
Wytch and No.84 Panorama Road. The Local Plan Policy BE15 proposed that the
demolition of local listed buildings should be resisted.
RECOMMENDED that the launch of Public Consultation on proposals for
the Conservation and Management of the Sandbanks Conservation Area be
agreed.
For:
Unanimous
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BOROUGH OF POOLE
LOCAL ECONOMY OVERVIEW GROUP
28TH February 2008
REPORT OF HEAD OF PLANNING DESIGN &CONTROL SERVICE
SANDBANKS CONSERVATION AREA CHARACTER APPRAISAL:
PUBLIC CONSULTATION
1.0
PURPOSE:
1.1
To approve the document Sandbanks Conservation Area Character
Appraisal draft for public consultation.
2.0
RECOMMENDATION
2.1
To launch the public consultation on proposals for the conservation and
management of the Sandbanks Conservation Area 9 April 2008.
3.0
BACKGROUND
3.1
Completion of the Conservation Area Appraisal for Sandbanks contributes to
other initiatives to meet the corporate objective of “protecting high-quality
areas of the urban environment” (Poole’s Corporate Strategy 2007. Appraisals
and management plan work is identified as a Priority Action within the current
Business Plan of the Planning Design and Control Service and is linked to the
achievement of Best Value Performance Indicators.
3.2
The Sandbanks Conservation Area was designated in October 2003 under
The Planning (Listed Buildings and Conservation Areas) Act, 1990 as
one of the Borough of Poole’s “areas of special architectural or historic
interest the character or appearance of which it is desirable to preserve or
enhance”. The designation report was supported by the Sandbanks Residents
Association who assessed the conservation potential of the area in 2000.
LEOG agreed to the report recommending the designation (29.9.03) after the
public consultation. Since then few major changes have occurred within the
Conservation Area though the area remains subject to strong development
pressures like the rest of the peninsula due to its well known attractions.
3.3
The planning histories of one recent development and two appeal sites have
upheld the reasons for designating the Conservation Area and influenced
present views of planning and conservation officers of development
proposals. Houses constructed at 16 and 16A Old Coastguard Road and
nearby Nos. 1-6 Panorama Road occurred just before the area was
designated and have been controversial. In his decision to dismiss a similar
development proposed for No15 Old Coastguard Road, the Planning
Inspector stated that in his view Nos.16 and 16A “should not be a precedent
for similar development now that the Conservation Area has been formally
designated, particularly as Policy H4 also require consideration of the
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cumulative impact of development on the character and appearance of the
area” (PI Appeal Decision, 22.7.05).
3.4
In October 2007 the Planning Inspectorate dismissed an appeal for the
demolition of Nos.88-90 Panorama Road and its replacement for a
contemporary glass and timber house. The Inspector stated that “in my
opinion, one of the main characteristics of the Conservation Area, which sets
it apart from other parts of the peninsula, particularly when seen from the
harbour side, are the large, generously-spaced elegant houses and their
sylvan setting. To my mind this results in a quality lacking in the more
intensively developed areas outside the Conservation Area” (PI Appeal
Decision, 2.10.07).
3.5
The views of the Planning Inspectorate are an obvious and valuable starting
point for understanding the suitability of recent developments within the
Conservation Area and how they conform to Government guidance. The
Conservation Area Appraisal has also considered developments over the past
century and how established plot layouts and construction prior to the
introduction of planning legislation has continued to exert an influence over
the evolution of built forms.
4.
CONSERVATION AREA APPRAISAL:
Summary of Key Findings and Proposals
4.1
The attached Map (Townscape Proposals) provides an illustration of the
following proposals and key features that characterise the area’s qualities:
4.2
The Sandbanks Conservation Area is an area worthy of protecting and
safeguarding from inappropriate development. It has exceptional landscape
qualities by virtue of its coastal setting and is distinctive and evolved more
gradually than the rest of the peninsula with most properties benefitting from
harbour views. Generously-spaced elegant Edwardian villas positioned within
a sylvan setting are visible from Brownsea Castle and the harbour.
Development History
4.3
In the past plots were not sold off all at one time within the Conservation Area
as ownership remained with the estates of Lord Wimborne, mainly, and
P.Tuck at North Haven Point. Larger elegant houses were constructed at the
west end as plots were valuable with shoreline rights and views of Brownsea
Castle. The east end remained more commercial with a lifeboat station,
stabling and boathouse, yacht repair and clubhouse provision and, later, more
modern housing.
Character Analysis
4.4
There are four distinct sub-areas within the Conservation Area that have
developed with unique qualities. These attributes are worth careful
consideration when minor and major developments are proposed, including:
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
The Old Coastguard Road area has the oldest known settlements on
Sandbanks and has developed in many phases.
The Haven Lake area, which was redeveloped around a WWII bombed
house site.
The Edwardian villas facing Brownsea Island form a unique group of
original buildings (with the exception of No.98) on the peninsula framed by
private jetties in a heavily treed setting.
North Haven Point has three exposed properties set within heavily treed
plots with dramatic views out to the harbour mouth. The plot at No.102 is
vacant but very constrained.



Buildings of Local Importance
4.5
The Victorian Coastguard Cottage terrace is a Building of Local Importance,
listed in the Local Plan 2004, because it is considered a landmark and the
oldest building on Sandbanks built for the lifeboat crews and their families.
4.6
Three other buildings are proposed for the Buildings of Local Importance
because of their architectural integrity and group value (photographs
attached) including Haven Lake Lodge (Photo.1), The Wytch (Photo.2) and
No.84 Panorama Road (Photo.3). The Local Plan policy BE15 proposes that
the demolition of Local Listed Buildings should be resisted.
Management Options
4.7
Reviews of New Development:
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4.8
A presumption in favour of retaining locally listed buildings and buildings
that contribute to the character and appearance of the area.
Criteria for assessing quality of new development and major alterations
relates to how well the design relates to the context of the immediate subarea and the whole Conservation Area;
Acknowledgement of landscape areas and verdant settings as a key
characteristic within new developments.
Critical assessment regarding the impact of proposed flood mitigation
works on the character of the area will be carried out for all new
developments.
Article 4 Directions could be made to control works to stone boundary
walls and other architectural features of note.
Paved gardens should be discouraged within new designs and, where
they exist, advice should be provided to assist homeowners regarding
more suitable permeable surface treatments.
Improvements:

If future resources allow the Conservation Area should be plaqued/
commemorated and indicated in some way in public realm enhancements
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(paving, lighting, etc.) in line with the Borough of Poole’s Streetscapes
Supplementary Guidance(2005).
Tree replants should occur and be monitored where developments have
removed trees (in public realm as well as private land) if agreed by Senior
Arboricultural Officer.
Guidance on Tree Management should be prepared and widely
distributed, tailored to soil conditions to serve as proactive tool.
If future resources allow the improvement of footpaths/pavements should
be promoted with guidance on choice of landscape materials dependant
upon location.
PETER WATSON
HEAD OF PLANNING DESIGN AND CONTROL SERVICES
February 2008
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