Criteria for new blocks of Flats

Standard Advice Note for

Blocks of Flats

Thank you for your enquiry/letter which is seeking advice about replacing your property with a new block of flats.

As you are no doubt aware there are many blocks of flats being constructed in the Town and this type of housing does contribute to the Councils housing stock. However, they are normally only appropriate in locations where there are already large buildings and in areas that are characterised by higher density development and existing flats. An area which generally comprises average sized 3/4 bedroom 2 storey domestic scale housing would not normally be suitable. Recent appeal decisions from the Planning Inspectorate have confirmed that the Council are right to refuse applications for this form of development in the majority of cases.

The Council is currently meeting its housing targets so there is no overriding need at present to consider approving high density schemes that would be out of character in the neighbourhood.

As a general rule a building that would appear higher, wider or deeper than the existing or include accommodation in the roofspace where this is not prevalent, would not be supported. Also a proposal for flats would normally require 1 car space per unit. The provision of a car park for several cars in the front or rear garden would normally be out of character. Similarly flats would generate a requirement for several refuse/recycling bins which may be difficult to accommodate on site satisfactorily.

Flats normally have living rooms/kitchens at upper levels. This often results in a greater degree of overlooking to neighbouring property than would be the case for a house where you would normally only find bedrooms. If there are many blocks of flats in an area then mutual overlooking is more likely to be accepted.

Any proposal will be judged against the policies in the Bournemouth District Wide Local Plan (DWLP), which is available on the Councils web site. Policies 6.10 and 4.19 would be most relevant. Also policies 7.21 and 4.25 would be relevant. Please contact this office if you require help accessing this information.

You will appreciate that these comments are preliminary and made without seeing a proposal in detail and an applicant may wish to prepare more detailed plans for further consideration.

Usual policies

4.49 Advice on the control of the design of buildings is given PPG1 ‘General Policy and Principles’ (revised February 1997). The Government states that good design should be the aim of all those involved in the development process. Local planning authorities should have regard to the appearance of new development and its impact on the surrounding area. It is the role of the local planning authority to encourage high design standards; local planning authorities should not seek to control the detailed design of buildings unless the sensitive character of the setting for the development justifies it.
4.50 When considering the impact of new development on the surrounding area, developers should have regard to the role within the townscape of important landscape features, landmark buildings and important public vistas. The Local Planning Authority will have regard to these matters when determining planning applications.
4.51 The appearance and treatment of the spaces between and around buildings is also of great importance. Where these form part of an application site, the landscape design (both hard and soft) will often be of comparable importance to the design of the buildings and should likewise be the subject of consideration, attention and expert advice. The aim should be for any development to result in a benefit in environmental and landscape terms.
4.52 Policy 4.19 below, seeks to encourage good design and is applicable to all types of development. A specific area of concern, where Policy 4.19 is applicable is the several areas of the town that are characterised by bungalow development with habitable accommodation limited to the ground floor only. A current trend is to extend this accommodation into the roofspace by the provision of dormer type windows and occasionally increasing the roof height. The use of roof space for residential purposes is commendable on sustainability grounds since it can increase the net residential density of an area. However, this can have several negative effects: it can introduce the problem of overlooking and hence loss of privacy; and it can alter the homogeneous visual characteristics of the area.
4.53 Where planning permission is required, applications will be considered against Policy 4.19.
POLICY 4.19
PROPOSALS FOR DEVELOPMENT SHOULD BE OF GOOD DESIGN AND RESPECT THE CHARACTER OF THE SURROUNDINGS. THE LOCAL PLANNING AUTHORITY WILL HAVE REGARD TO ALL OF THE FOLLOWING:
(i)THE SCALE, DENSITY, HEIGHT, MASSING, LAYOUT AND MATERIALS OF THE PROPOSED DEVELOPMENT;
(ii)THE APPEARANCE AND TREATMENT OF SPACES BETWEEN AND AROUND BUILDINGS INCLUDING IMPORTANT PUBLIC VISTAS WITHIN THE TOWNSCAPE;
(iii) THE AMENITIES OF NEIGHBOURING RESIDENTS.

6.54 The redevelopment of sites for flats has been an on-going process in the Town for many years. Blocks of flats meet not only local housing needs but also the demands of those living outside Dorset, particularly those in the over 55 age group who choose to retire to Bournemouth. Flats developments in the coastal belt i.e. from Westbourne to Southbourne have been especially popular, but in some areas of attractive older housing they have had a detrimental affect on the character or appearance of the locality. However, in other areas, the redevelopment of a site with a block of flats may be a more appropriate form of development than a group of houses, particularly where the gardens and trees can be retained as well as the overall character of the site.
6.55 Not all parts of the Town are considered suitable for the erection of blocks of flats and should be protected. These areas include some conservation areas and residential areas where the homogeneous nature and character of the area would be disrupted.
6.56 Because flat developments may be sometimes be the best solution to the development of particular sites, and flats are occupied by local people as well as by persons currently living outside the Plan area, it would be inappropriate to impose a ban on further blocks of flats. However, the density, bulk, height and site coverage of such developments needs to be carefully controlled to avoid overdevelopment.
POLICY 6.10
FLATS WILL BE PERMITTED IN THE BUILT-UP AREA PROVIDED THE DEVELOPMENT:
i) RESPECTS OR ENHANCES THE CHARACTER AND APPEARANCE OF THE AREA PARTICULARLY AS REGARDS MATERIALS, LANDSCAPING, SCALE AND MASSING OF DEVELOPMENT;
ii) RETAINS, ENHANCES OR CREATES URBAN SPACES, VIEWS, LANDMARKS AND OTHER TOWNSCAPE FEATURES WHICH MAKE A MATERIAL CONTRIBUTION TO THE CHARACTER OF THE AREA;
iii) RESPECTS OR ENHANCES THE CHARACTER OR APPEARANCE OF OPEN SPACES EITHER PUBLICLY OR PRIVATELY OWNED WHICH CONTRIBUTE TO THE CHARACTER AND APPEARANCE OF THE AREA;
iv) TAKES ACCOUNT OF IMPORTANT TREES, RIDGE LINES AND OTHER LANDSCAPE FEATURES;
v) RESPECTS THE LIVING CONDITIONS OF THE OCCUPIERS OF BUILDINGS IN THE VICINITY.

Refer to policy 4.4 in Conservation Areas

Issues to be considered by case officer

Impact on character and appearance
In assessing this Planning Policy Guidance Note 3 (Paragraph 56) makes it clear that considerations of design and layout must be informed by the wider context, having regard to not just any immediate neighbouring buildings but the townscape and landscape of the wider locality) it is important here to get an understanding of the character and "grain" of the entire local area. Just because there is one anomaly or bad example it does not have to be followed.

- Size of the building in the context of its neighbours in terms of its depth width and height
- architectural style
- in terms of the front garden treatment (need to ensure that the character is not eroded by too much parking . We need to avoid the situations where there is unrestricted forecourt parking where all the spaces directly cross the footpath. This has the effect of reducing on-street parking (cumulative schemes could result in no on-street parking being available) and is visually poor, especially when the spaces are unoccupied.
- Front boundary walls could be a feature of the road to be retained for example.

PPS 1 makes the point that redevelopment should take the opportunity to improve design and make a contribution to the townscape. Good quality materials should be specified in landmark/prominent locations. It is the responsibility of the applicant to submit a design statement including street scene elevations particularly where the proposed building will have a dominant impact on the area.

Efficient use of land and affordable housing issues
Need to consider this issue if the proposal is close to the 15 unit threshold.

Living conditions of neighbours
Overlooking - generally avoid windows on flank wall particularly kitchen/living rooms. Look at mitigation measures such as obscure glazed lower panes and slanted oriel windows.
Overshadowing and overbearing development. Look at 45 degree splays

Living conditions of future residents
Aspect onto car park areas, shading by trees

Trees
A larger building and particularly larger parking areas can mean that trees are either directly or indirectly affected. Early consultation with the Arboricultural and Landscape Officer is important.

Parking
One space per unit ideal, consider location in relation to other means of transport.

Levels
If sloping site or concern where levels may be difficult to establish. Clarify existing and proposed levels

Cycle storage
Need to consider whether lack of parking needs to be offset with cycle parking and/or whether this is a good practice requirement.

Refuse collection
Eurobins (1.4m high x 1.2m long x 1.3m wide) needed for more than 6/7 units. Maximum 9m (level) pulling distance needed to public highway. Contact Malcolm Green 1640. Need to consider visual impact at initial stage rather than leave unresolved as a condition unless outline or good screening exists on site.

Boundary treatment - in particular to screen rear (and frontage) car parking and consider the implications of an intensified access adjoining existing properties.

Subdivision of separate curtilage - concern in front zones mainly but could be unacceptable in a Conservation Area

Drainage - suds, slopes and use of french drains. Need to consider the implications of large tarmac areas.

Highway safety/access - consultation with highways. Establish at an early stage whether there are any issues of principal.

106 contributions identify amount of contribution and method of detailing with payment e.g. 106, unilateral of direct payment.

External Pipework - often at the building regulations stage developers install gas pipes on the outside of a building and this can look unsightly. Whilst planning permission is often required for this material change it would be good practice to add an informative note drawing attention to the requirement to agree any external changes such as this with the Local Planning Authority.

Typical Conditions
(conditions should only be used where necessary and in accordance with Circular 1/85 but all of these should be considered)

Agreement on Materials
Obscure glazed windows to flank elevations
Refuse collection
Siting and floor levels to be agreed
Hours of work during construction/(Councillor Beesley's site management)
Boundary screening
Landscaping - hard, soft, future maintenance
Levels to be agreed - if sloping site and details not shown on plans
Car parking, access, turning provision
Provision of cycle store
Screening of balconies
No permitted development for subdivision of curtilages

Informative Note - External Pipework (often at the building regualtions stage developers install gas pipes on the outside of a building and this can look unsightly. Whilst planning permission is often required for this material change it would be good practice to add an informative note drawing attention to the requirement to agree any external changes such as this with the Local Planning Authority.