Download 7 CHARACTER AREAS - Bournemouth Borough Council

7 CHARACTER AREAS
7.1 Introduction
7.1.1 The AAP identifies nine character areas, shown
on the plan opposite. These are:
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Core area
Richmond Hill
Upper Old Christchurch Road
Lansdowne
East Cliff
Bath Hill
West Cliff
West Hill
Seafront
7.1.2 This section highlights the key characteristics of
each area based on comprehensive and methodical
analysis. Policy D3 of the AAP requires development
to respect, and take opportunities to improve,
the existing character of the different parts of the
Town Centre. Therefore developers and architects
should refer to the relevant character area(s) and
are expected to respond to these design cues in
order to ensure that new development reinforces
the character of the area and sits comfortably in the
street scene.
7.1.3 There have seen some regrettable alterations
to buildings and a number of poor or mediocre
developments in the Town Centre but it is the positive
features which should be used as a reference point.
Positive features usually exist in the immediate
vicinity of a site but where the surroundings are poor
or consist of vacant sites, it is appropriate to look a
little further afield within the same character area or
an adjacent one.
7.1.4 In some areas - in particular the Core Area
and the Lansdowne - a large number of sites are
allocated and significant change is expected. For the
Lansdowne and Core area framework diagrams show
how these character areas are expected to evolve in
response to the aims of the AAP.
7.1.5 The uses and building heights shown on
the following pages are indicative only as these
characteristics are constantly changing. Uses and
heights in the surrounding area should be studied by
the applicant as part of any development proposal.
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Bournemouth Town Centre Development Design Guide SPD. April 2015
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West
Cliff
West
Hill
Richmond
Hill
Core area
Seafront
Bath Hill
Upper Old
Christchurch
Road
East
Cliff
Lansdowne
7.2 CORE AREA
Introduction
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7.2.1 This is the main focal point for activity in the
Town Centre and displays a rich cross-section of
development.
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7.2.2 A significant amount of change is expected in
this area as the AAP includes eleven sites allocated
for development, together with a number of public
realm schemes.
Positive and distinctive features
7.2.3 The Core area’s positive and distinctive features
include:
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Linear commercial streets with active ground floor
uses
Buildings constructed in graceful sweeping
terraces
Many sites and streets are on a steep incline.
Development traditionally steps up and down
slopes while maintaining active frontages
Buildings are typically three or four storey and
rarely exceed six storey
A fine urban grain with many narrow plots
The Gardens bring green space into the heart of
the town
Many buildings of high architectural quality with
rich detailing including excellent examples from the
Victorian, Edwardian and inter-war eras
Highest quality materials
Many heritage assets including Old Christchurch
Road Conservation Area, the Gardens and
numerous listed buildings
A number of small shopping arcades
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Sites Allocated in Town Centre
Area Action Plan
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2
3
4
5
6
7
8
9
10
11
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Commercial Road/ Avenue Road
NCP Exeter Road
Punshon Church
Terrace Mount
Winter Gardens
Bath Road North
Westover Road/ Hinton Road
Winterbourne Hotel
Court Royal
Eden Glen
Bath Road South
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4
7
10
5
8
3
6
11
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Bournemouth Town Centre Development Design Guide SPD. April 2015
Residential
Hotel
Religious
Leisure
Other
Retail
Small office
Catering
Pub/bar
Office
Storage
Land uses in the Core area
1/1½ storey
2/2½ storey
3/3½ storey
4/4½ storey
5/5½ storey
6/6½ storey
7 + storey
Building heights in the Core area
Bournemouth Town Centre Development Design Guide SPD. April 2015
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CORE AREA
Managing change
7.2.4 The AAP aims to rejuvenate the centre of
Bournemouth as the town’s vibrant and exciting heart.
7.2.5 In recognition of this aim development should
contribute positively to the fine-grained and vibrant
character of the Core area. This includes the
creation of active frontages with frequent entrances,
appropriate massing and a strong sense of enclosure.
New shop fronts should be carefully detailed,
adding character and interest to the Core area and
responding to the quality of elevations above. Where
appropriate opportunities should be taken to create
outdoor dining areas.
7.2.6 Parts of the Core area have steep topography
with both sides sloping down towards the Gardens. It
is important to design buildings to step comfortably
down sloping sites and avoid creating areas of blank
or inactive frontage adjacent to the public realm.
7.2.7 The Core area contains a large number of
heritage assets. New development should relate
sensitively to these and further contribute to the
interest and rich character of the area. This includes
incorporating decorative features which enhance
the overall design and ensuring that detailing and
materials are of the highest quality.
7.2.8 The Core area is characterised by buildings
predominantly up to six storeys. New development
should respect this character.
7.2.9 As identified in the Framework Diagram opposite
the Core area includes three sites on prominent
corners which have been identified for the creation of
new landmarks of outstanding design and appropriate
scale.
and Albert Road, improvements to the public realm at
Beale Place and an expanded retail offer on Westover
Road.
7.2.11 On the edge of the Core area the AAP promotes
the Triangle as a distinctive urban community which
adds to the variety of the town centre by providing a
number of smaller scale, independent businesses and
evening and night time uses.
7.2.12 The Town Centre contains a number of
shopping arcades which are characteristic of
Bournemouth and form an important part of the town’s
retail offer. The most successful arcades offer direct
and level routes between busy streets. They have
attractive street frontages, well-proportioned units and
a high quality internal environment with ample natural
light. Where necessary, improvements to existing
arcades are encouraged. There may also be scope
for the development of new arcades, for example on
Westover Road.
7.2.13 Another key objective for the Core area is
the creation of the Grand Garden Walk - a route
identified for walking and cycling improvements and
an upgraded public realm. The Grand Garden Walk
reconnects Exeter Road, Bath Road and Westover
Road. It links these streets with the Gardens, the
Seafront and the Square and is a focus for new leisure
and cultural uses. New public spaces are proposed
along the route as part of the redevelopment of the
Winter Gardens and in front of the Pavillion.
7.2.14 The Core area contains a number of large
blocks which currently lack permeability. The
framework diagram opposite therefore illustrates new
routes which should be created to aid pedestrian
movement.
7.2.10 The AAP also promotes an expanded shopping
network including Post Office Road, Yelverton Road
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Bournemouth Town Centre Development Design Guide SPD. April 2015
Key
listed building
missing or weak frontage - need for strong
active frontage
locally listed building
potential for new or improved connection
modern landmark
route for improved street design
potential for new landmark of outstanding
design and appropriate scale
Grand Garden Walk - public realm, walking
and cycling improvements
Conservation Area
potential for new public space
listed Gardens
key arrival points - need for high quality
public realm and buildings
Core area boundary
Ye
lv
ert
Alb
ert
Po
Rd
st
ial Road
erc
m
m
Co
on
Beale Place
ff
O
ic
e
Rd
Rd
t
es
W
o
ve
rR
oa
d
oa
rR
ete
Ex
d
d
oa
th R
Ba
Core area framework
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CORE AREA - DESIGN CUES
Element
Positive examples
Plots, frontages
& boundaries
Building type
& scale
Materials &
colour
Windows &
details
Entrances &
shop fronts
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Bournemouth Town Centre Development Design Guide SPD. April 2015
Key design cues to respond to
The building line is mainly to the back of pavement
and continuous. Buildings which are set back such as
villas sit in generous green plots with robust boundary
treatments including stone walls and wrought iron
fencing. Plot widths are typically 6m to 10m for terraced
properties. There is a limited number of larger retail units
with frontages around 20m wide. Villas are typically
around 20m wide, sitting in plots with a width of around
30m.
Most buildings are between three and six storeys. The
area includes sweeping terraces with active ground floor
uses, a small number of detached villas and historic
churches which form important landmarks. Other notable
large buildings include department stores and cinemas.
Many streets have a vertical rhythm created by features
such as bay windows, dormer windows and chimneys.
However certain 20th century buildings have a strong
horizontal emphasis.
Handmade red and buff brick and pale rendered buildings
are typical with Purbeck and Bath stone featuring in a
number of prominent buildings. Several historic buildings
are clad in terracotta or faience. Some contemporary
buildings use extensive glazing. Slate roofs are common
with contemporary roofing materials including zinc and
stainless steel. Green roofs using plants such as sedum
have been introduced in recent years.
Many Victorian buildings benefit from elaborate
decoration and certain 20th century buildings feature
geometric Art Deco designs. Generous vertically
proportioned windows with deep reveals are widespread.
Some 1920s and 1930s buildings have horizontally
proportioned windows while others have dramatic double
height windows. Balconies are common. A number of
curved buildings turn prominent corners.
The best shop fronts are well proportioned, carefully
detailed and respect the character of the building as a
whole. High quality materials, depth in elevations and
carefully designed signage bring life and interest to the
street. Most retail units are small creating a fine-grained
environment. Well designed larger units maintain interest
and feature regular subdivision of glazing. Stallrisers can
be found in materials including timber and polished stone.
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7.3 RICHMOND HILL
Introduction
period of construction
Building heights increase from two storey in the
west to larger buildings in the east
Steep topography
Many Purbeck stone boundary walls
Heritage assets consist of several listed buildings,
including the Grade I listed St Stephen’s Church, as
well as parts of the Meryick Park, Talbot Woods and
Old Christchurch Road Conservation Areas.
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7.3.1 The Richmond Hill area is the main focus of
civic activity in the Town Centre and also contains a
number of prominent commercial uses.
7.3.2 Part of the area is designated as having scope
to accommodate tall buildings. The area includes
four sites allocated for development in the Area
Action Plan.
Positive and distinctive features
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Managing change
7.3.3 Positive and distinctive features include:
7.3.4 Considerations and priorities for the Richmond
Hill area include:
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The large amount of landscaping and mature tree
cover gives many buildings a degree of seclusion
from the streets
Civic focus created by the presence of the Town
Hall
A wide cross-section of development with varying
architectural styles, including numerous listed
buildings from the Victorian era
Detached built forms, some in relatively spacious
settings
A number of tall functional office buildings with
large footprints
Variety of detailing and materials depending on
Improving walking and cycling routes at Richmond
Hill Roundabout as identified in the AAP
Retaining trees and landscaping which make a
positive contribution to the area
Providing high quality boundary walls
Responding to the character and scale of listed
buildings
Ensuring that development steps comfortably down
sloping sites
Proposals for tall buildings should follow the
guidance on page 16
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3
2
1
Sites Allocated in Town Centre
Area Action Plan
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2
3
4
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Richmond Gardens
Richmond Hill
St Stephens Road
Town Hall Annexe
Bournemouth Town Centre Development Design Guide SPD. April 2015
Retail
Small office
Catering
Pub/bar
Office
Storage
Residential
Hotel
Religious
Leisure
Other
Land uses in Richmond Hill
1/1½ storey
2/2½ storey
3/3½ storey
4/4½ storey
5/5½ storey
6/6½ storey
7 + storey
Building heights in Richmond Hill
Bournemouth Town Centre Development Design Guide SPD. April 2015
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RICHMOND HILL - DESIGN CUES
Element
Positive examples
Plots, frontages
& boundaries
Building type
& scale
Materials &
colour
Windows &
details
Entrances
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Bournemouth Town Centre Development Design Guide SPD. April 2015
Key design cues to respond to
Most buildings are set back from the pavement by 7 to 12m
so boundaries are an important part of the street scene.
Boundaries include stone walls with wrought iron fencing and
established vegetation. Purbeck stone forms several retaining
walls. Flats and villas measure 10 to 20m wide. A number
of larger civic, religious and commercial buildings are around
30 to 50m wide. Some of the larger buildings are concealed
behind vegetation. Richmond Gardens car park has a large
footprint but is quite concealed within a block.
Most buildings are between two and five storeys with
some taller buildings. The area includes detached
villas, small blocks of flats, office blocks, civic buildings
and churches. Most historic buildings have pitched
and mansard roofs while flat roofs are common among
contemporary buildings.
Handmade red brick and pale rendered buildings are
typical with Purbeck and Bath stone featuring in a
number of prominent buildings. Some contemporary
buildings use more extensive glazing. Slate and clay
tile roofs are common.
Churches and the Town Hall feature detailed stonework.
Certain 20th century buildings feature geometric Art
Deco designs and detailed brickwork. Subdivided,
horizontally proportioned windows are common.
Stained glass and decorative frosted glass can be
found. A number of residential properties feature
balconies.
Several prestigious commercial, civic and religious
buildings have large imposing entrances. Features
include canopies, side panels, detailed stone and
brickwork and double height spaces. High quality door
furniture adds to character.
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7.4 UPPER OLD CHRISTCHURCH ROAD
Introduction
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7.4.1 Upper Old Christchurch Road forms a key route
into the heart of Bournemouth Town Centre. It was
once a vibrant shopping street but now houses many
of the Town Centre’s restaurants and bars. It also
provides small scale, independent businesses which
serve local residents and add to the character and
diversity of the Town Centre.
7.4.2 The area includes three sites allocated for
development in the Area Action Plan.
Positive and distinctive features
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Managing change
7.4.4 Considerations and priorities for Upper Old
Christchurch Road include:
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7.4.3 Positive and distinctive features include:
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Recent creation of a shared surface space at
Horseshoe Common
Linear commercial street with active ground floor
uses
Buildings constructed in graceful sweeping
terraces or detached in modest plots
Many buildings of high architectural quality,
including examples from the Victorian and
Edwardian periods
Buildings typically two or three storey
Variety of detailing and materials reflecting
changing architectural fashions
Traditionally a fine urban grain
The northern part of the area is characterised by
mature vegetation within plots and in Horseshoe
Common
Part of the area falls into the Old Christchurch Road
Conservation Area
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Public realm, walking and cycling improvements
between Horseshoe Common and the Lansdowne
Roundabout
Protecting facilities which meet people’s day-today needs and expanding the role of the area as a
distinct urban community
Ensuring that development steps comfortably down
sloping sites
Ensuring that new development reflects the scale
and fine grain of historic terraces
Reinforcing the character of discrete buildings sitting
in green plots in the north of the area
Minimising conflicts between the night time
economy and residential uses
Addressing the poor maintenance of some
properties that give parts of the area a neglected
feel
Securing high quality shop fronts that reflect the
quality of elevations above
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2
1
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Sites Allocated in Town Centre
Area Action Plan
1 Glen Fern
2 Leyton Mount (constructed)
3 Madeira Road (constructed)
Bournemouth Town Centre Development Design Guide SPD. April 2015
Retail
Small office
Catering
Pub/bar
Office
Storage
Residential
Hotel
Religious
Leisure
Other
Land uses in Upper Old Christchurch Road
1/1½ storey
2/2½ storey
3/3½ storey
4/4½ storey
5/5½ storey
6/6½ storey
7 + storey
Building heights in Upper Old Christchurch Road
Bournemouth Town Centre Development Design Guide SPD. April 2015
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UPPER OLD CHRISTCHURCH ROAD Element
Positive examples
Plots, frontages
& boundaries
Building type
& scale
Materials &
colour
Windows &
details
Entrances &
shop fronts
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Bournemouth Town Centre Development Design Guide SPD. April 2015
DESIGN CUES
Key design cues to respond to
On Old Christchurch Road itself the building line is mainly
to the back of the pavement and terraced properties are
typically 5 to 8m wide. Elsewhere are a number of villas
sitting in bigger plots with frontages of approximately 12
to 20m wide. The area also contains some larger new
buildings.
The area is traditionally characterised by terraces, villas
and a small number of larger buildings. Building heights
are mainly two to three storeys with a small number of
larger buildings of up to five storeys. Terraces have
a clear vertical rhythm and bay windows in detached
buildings also create a vertical emphasis.
Pale render, pale painted brick and buff brick are
widespread with some red brick buildings. Ceramic tiles
can also be found. Slate roofs are widespread.
In historic buildings there are examples of elegant
classically proportioned windows and highly decorated,
bay windows. Cutler Terrace, 216 to 226 Old
Christchurch Road, features decorative door surrounds
in glazed ceramic tiling. Hanover House at 134 to 136
Old Christchurch Road features Art Deco detailing and
double height windows. In contemporary buildings
large windows with generous balconies can be found.
Some of the better shop fronts feature decorative
pilasters, glazing divisions and cornices. The entrances
to O’Neil’s at 231 Old Christchurch Road feature
decorative door heads and Art Nouveau ironwork.
Large, robust wooden doors can also be found.
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7.5 LANSDOWNE
Introduction
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7.5.1 This is the main area in the Town Centre for
employment and academic buildings. It is an area of
rapid change with seven sites allocated in the Area
Action Plan. Part of the area is also designated as a
zone where buildings over six storeys are appropriate.
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Positive and distinctive features
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7.5.2 Positive and distinctive features include:
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The rail, bus and coach stations are located in this
area
Detached office and academic buildings with large
footprints
Some attractive historical terraces in the vicinity of
Lansdowne roundabout
Buildings from the Victorian and inter-war eras
as well as many modern buildings. It has several
listed buildings
Several buildings exceeding six storeys
Flat topography
Long, wide and straight grid of roads
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4
1
5
6
3
2
Sites Allocated in Town Centre
Area Action Plan
1
2
3
4
5
6
7
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ASDA
Christchurch Road
Cotlands Road
Holdenhurst Road
St Paul’s Place
St Swithuns Road
Wellington Road
Bournemouth Town Centre Development Design Guide SPD. April 2015
Retail
Small office
Catering
Pub/bar
Office
Storage
Residential
Hotel
Religious
Leisure
Education
Other
Land uses in the Lansdowne
1/1½ storey
2/2½ storey
3/3½ storey
4/4½ storey
5/5½ storey
6/6½ storey
7 + storey
Building heights in the Lansdowne
Bournemouth Town Centre Development Design Guide SPD. April 2015
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LANSDOWNE
Managing change
7.5.3 The AAP aims to enhance the role of the
Lansdowne as a thriving area for business and
education. It supports the provision of higher
education teaching space and high quality
employment space to meet modern needs. The
provision of small scale retail and catering uses that
serve the local community and activate the ground
floors along key routes is also supported.
7.5.4 The Lansdowne contains a number of locally
and nationally listed buildings and abuts the East Cliff
Conservation Area. New developments should relate
sensitively to these heritage assets in terms of their
scale, detailing and palette of materials.
7.5.5 New shop fronts should create a fine grained
environment full of character and interest. In historic
buildings they should respond to the quality of
elevations above. Where appropriate, opportunities
should be taken to create outdoor dining areas,
adding to the vibrancy of the area.
7.5.6 Much of the Lansdowne has been allocated as
an area appropriate for tall buildings over six storeys.
When designing buildings in this area it is important to
ensure that the building massing creates a coherent
street scene with strong frontages and an appropriate
sense of enclosure. The design and scale of buildings
should also aid way finding from the station towards
the town centre. Proposals for tall buildings should
also follow the guidance on page 16.
7.5.8 Improving the quality of the urban environment
and public realm in the Lansdowne is a key aim
of the AAP. In particular it highlights the need to
create a better sense of arrival at the station and
improve the quality of the route from the station
towards the town centre. This includes walking and
cycling improvements around the station, at Station
Roundabout, down Holdenhurst Road and at the
Lansdowne Roundabout.
7.5.9 Reconfiguration of the highway around the Station
Roundabout and along St Paul’s Road is needed to
improve the safety of the junction and the quality of the
public realm. This would also would free up underused
land adjacent to the highway for development.
7.5.10 The radial road layout in the Lansdowne results
in some large, impermeable blocks. Opportunities
should be taken to improve permeability by creating
high quality, convenient links as indicated on the
Framework Diagram opposite.
7.5.11 Compared to other parts of the Town Centre the
Lansdowne lacks open space and trees. Trees help
to create a human scale where there are tall buildings.
Opportunities should be taken to introduce trees and
create high quality public spaces and to green the
urban environment through the introduction of features
such as green roofs and walls.
7.5.7 Several prominent corner sites in the Lansdowne
have the potential to accommodate new landmarks.
These are particularly clustered around the station.
Some fall within the tall buildings area while others
should be of a smaller scale due to the character of
nearby residential areas or listed buildings.
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Bournemouth Town Centre Development Design Guide SPD. April 2015
Key
modern landmark
missing or weak frontage - need for strong
active frontage
potential for new landmark of outstanding
design and appropriate scale
potential for new or improved connection
tall buildings area
route for walking and cycling
improvements/ improved street design
Conservation Area
potential for new public space
Lansdowne area boundary
key arrival points - need for high quality
public realm and buildings
listed building
locally listed building
Station
St Paul’s
Roundabout
Asda
Ho
lde
nh
ur
st
Ro
ad
Station
Roundabout
h Road
Christchurc
Lansdowne framework
Bournemouth Town Centre Development Design Guide SPD. April 2015
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LANSDOWNE - DESIGN CUES
Element
Positive examples
Plots, frontages
& boundaries
Building type
& scale
Materials &
colour
Windows &
details
Entrances &
shop fronts
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Bournemouth Town Centre Development Design Guide SPD. April 2015
Key design cues to respond to
Close to the Lansdowne roundabout the building line is
mainly to the back of the pavement and continuous. In this
area terraced properties are typically 7m wide. Further from
Lansdowne roundabout there are breaks in the building line
and some properties are set back by around 6m. Larger
buildings typically have frontages around 35m wide. Where
buildings are set back boundary treatments include walls
with wrought iron railings and manicured vegetation.
Most of the older terraced buildings close to the Lansdowne
Roundabout are three storey. Bournemouth and Poole
College is a historic landmark with a tall tower. Further
from the roundabout are a number of larger office and
university buildings which rise to seven storeys and more.
The area around the station includes some low rise and
big box buildings identified as development sites and the
more recently developed Citygate Church and student
accommodation development which rises to six storeys.
Red brick, white render and grey engineering brick
are common. Several contemporary buildings use
extensive glazing including coloured glass. Many of the
terraced Victorian properties have slate roofs while most
contemporary and inter-war buildings have flat roofs.
Green roofs can be found within the job centre and Chesil
House developments. Bright colours have been used to
enliven several modern buildings. Zinc cladding is used on
Dorchester House.
A number of Victorian buildings benefit from elaborate
decoration, generous vertically proportioned windows
and deep reveals. Turrets with copper roofing feature
on several prominent historic buildings. A number of
curved buildings turn acute corners. Brise soleil add
depth and interest to several contemporary buildings as
well as providing shade.
The best shop fronts are well-proportioned, carefully
detailed and respect the character of the building as a
whole. High quality materials, depth in elevations and
carefully designed signage brings life and interest to the
street. Entrances of large modern office developments
include features such as canopies, planting, extensive
glazing and double height spaces.
Bournemouth Town Centre Development Design Guide SPD. April 2015
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7.6 EAST CLIFF
Introduction
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Large amount of landscaping and mature trees.
The area contains several listed buildings and the
East Cliff Conservation Area which continues to the
east towards Boscombe beyond the AAP area.
7.6.1 The East Cliff is one of the main areas of tourist
accommodation. There are no sites allocated for
development in the Area Action Plan within the East
Cliff area.
Managing change
Positive and distinctive features
7.6.3 Considerations and priorities include:
7.6.2 Positive and distinctive features include:
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Cohesive area of hotels and residential
accommodation
Detached buildings in relatively large, green plots
Wide, straight or gently curving streets with mature
street trees
Many buildings of high architectural quality
including excellent examples from the Victorian
and Edwardian periods and some strong Art Deco
style buildings
Buildings typically range from two to five storeys in
height with larger buildings closer to the cliff top
High level of seclusion and privacy to most
buildings
Topography mainly flat
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Respecting the character of East Cliff Conservation
Area and listed buildings in the area
Addressing the poor maintenance of some
properties
Reinforcing the character of discrete buildings
sitting in green plots
Retaining trees and landscaping which make a
positive contribution to the area
Resisting poor quality additions and alterations to
historic buildings
Providing high quality, robust boundary treatments
Bournemouth Town Centre Development Design Guide SPD. April 2015
Retail
Small office
Catering
Pub/bar
Office
Storage
Residential
Hotel
Religious
Leisure
Other
Land uses in the East Cliff area
1/1½ storey
2/2½ storey
3/3½ storey
4/4½ storey
5/5½ storey
6/6½ storey
7 + storey
Building heights in the East Cliff area
Bournemouth Town Centre Development Design Guide SPD. April 2015
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EAST CLIFF - DESIGN CUES
Element
Positive examples
Plots, frontages
& boundaries
Building type
& scale
Materials &
colour
Windows &
details
Entrances
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Bournemouth Town Centre Development Design Guide SPD. April 2015
Key design cues to respond to
Buildings are typically set back from the pavement by
between 5 and 25m. Building frontages are generally
between 12 and 25m wide with some larger properties on
the seafront between 20 and 40m wide. As buildings are
set back boundary treatments form an important part of
the street scene. Low Purbeck stone walls with wrought
iron railings, brick walls to match the property and white
rendered walls can be found. Beyond the boundary wall
there is often a hedge or other vegetation.
The area contains detached buildings set in generous
green plots which creates an informal character. Building
types include Victorian villas, cottage style houses, coach
houses, Art Deco style apartment blocks and hotels. Most
buildings are two to three storey with some larger buildings,
particularly on the seafront.
White and pastel coloured render and white painted brick
are used extensively in this area, contributing to its seaside
character. Buff brick and red brick are also widespread.
Slate roof and clay tiles are common. Blue and green
ceramic roof tiles and decorative terracotta can also be
found.
Elegant, vertically proportioned windows are common and
curved bays can be found. Large balconies are common
in this area in both historic and contemporary buildings.
Geometric Art Deco detailing can be found, most notably on
the Cumberland Hotel on East Overcliff Drive. A number of
buildings have timber casement windows with leaded lights.
Detailed wrought iron work can be found in balcony railings
and decorative grills set within garden walls.
A number of buildings feature substantial wood panel doors
and detailed brickwork. Villas include features such as
ornate porches, fanlights, side window panels and carriage
lights. A number of hotels have grand entrances with large
canopies and formal planting.
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7.7 BATH HILL
Introduction
•
7.7.1 The Bath Hill area is an important gateway into
the Town Centre. It is also provides an important
connecting route between the Lansdowne and the
seafront.
•
•
7.7.2 The area includes three sites allocated for
development in the Area Action Plan.
Managing change
Positive and distinctive features
7.7.4 The Bath Hill character area faces a number of
design challenges:
7.7.3 Positive and distinctive features include:
•
•
•
•
Variety of architectural styles detailing and
materials reflecting changing architectural fashions
Varying topography with slopes rising up St Peter’s
Road to Bath Road and down Bath Road towards
Pier Approach
The area contains part of East Cliff and Old
Christchurch Road Conservation Areas
•
Mainly residential buildings, hotels and office
blocks
Many buildings are two to three storeys and of a
domestic scale while some larger buildings found
along Bath Road and towards Glen Fern Road
rise to six storeys or more
Generally large plots in comparison to the Core
area and Old Christchurch Road
Extensive vegetation including mature trees
1
•
•
•
Respecting the character of East Cliff and Old
Christchurch Road Conservation Areas
Reinforcing the character of discrete buildings
sitting in green plots with robust and attractive
boundary treatments
Retaining trees and landscaping which make a
positive contribution to the area
Ensuring that development steps comfortably
down sloping sites
3
2
Sites Allocated in Town Centre
Area Action Plan
1 Berry Court
2 Central Car park
3 Telephone Exchange
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Bournemouth Town Centre Development Design Guide SPD. April 2015
Retail
Small office
Catering
Pub/bar
Office
Storage
Residential
Hotel
Religious
Leisure
Other
Land uses in the Bath Hill area
1/1½ storey
2/2½ storey
3/3½ storey
4/4½ storey
5/5½ storey
6/6½ storey
7 + storey
Building heights in the Bath Hill area
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BATH HILL - DESIGN CUES
Element
Positive examples
Plots, frontages
& boundaries
Building type
& scale
Materials &
colour
Windows &
details
Entrances
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Bournemouth Town Centre Development Design Guide SPD. April 2015
Key design cues to respond to
The building line is typically set back from the pavement
by between 2 and 20m. Building frontages are generally
between 15 and 30m wide. As buildings are set back
boundary treatments form an important part of the street
scene. Low Purbeck stone walls and white rendered
walls with wrought iron railings and planting can be found.
Hedges and other vegetation also create boundaries
around some plots. Cornish palm trees are common.
Most buildings are two to four storeys with some rising to
six or more. Building types include villas in green plots,
semi-detached town houses in Wootton Gardens and
blocks of flats set within green plots with mature vegetation.
The area also contains the Art Nouveau style Bournemouth
Hebrew Congregation synagogue.
Pale render is used extensively in this area, contributing to a
seaside character. Buff brick and pale painted brick are also
widespread. Red brick buildings are less common here than
in other parts of the Town Centre. The synagogue is one
red brick building which also features intricate stained glass
windows. Other materials that have been used in the area
include Bath stone and glass bricks.
Bath Hill Court features elegant fenestration and several
types of balcony, with decorative wrought iron. The Art
Nouveau synagogue has a square dome and elegant
Moorish detailing. Vertically proportioned bay windows are
widespread and arts and crafts style windows can be found.
The Telephone Exchange building features an engraved
brick image. Sienna 55 at 55 St Peters Road features glass
balconies and curved windows in glass brick. Decorative
gateposts remain at the entrance to the Berry Court site.
Art Deco buildings have well articulated centrally located
entrances with flat porches and geometric decoration. Large
rendered balconies create porches above entrances to Bath
Hill Court and the doors are decorated with wrought iron work.
Pine Grange has a stone Gothic style entrance. Melford Court
has a more modest entrance but the porch is well detailed and
carriage lights make it welcoming. The synagogue entrance
is a later edition but features robust wooden doors and a
substantial porch with a copper roof.
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7.8 WEST CLIFF
Introduction
•
7.8.1 West Cliff is one of the main areas of tourist
accommodation and contains many original buildings
from the Victorian and Edwardian periods.
Managing change
7.8.2 The area includes one site which is allocated for
development in the Area Action Plan.
Positive and distinctive features
7.8.4 Considerations and priorities include:
•
7.8.3 Positive and distinctive features include:
•
•
•
•
•
•
•
•
Generally large plots
Curving streets in the northern part of the area
and straight streets heading towards the sea in the
southern part of the area.
With the exception of the terraces in the south
west of the area, buildings are detached
Many buildings of high architectural quality,
including excellent examples from the Victorian
and Edwardian periods
Buildings typically range from two to five storeys in
height with larger buildings closer to the cliff top
Vegetation contributes positively to character
The area includes part of the West Cliff and Poole
Hill Conservation Area and contains several listed
buildings
•
•
•
Respecting the character of West Cliff and Poole
Hill Conservation Area and listed buildings in the
area
Reinforcing the character of discrete buildings
sitting in green plots in the north of the area and
grand terraces in the south
Retaining trees and landscaping which make a
positive contribution to the area
Retaining and providing high quality, well detailed
boundary treatments
Addressing the poor maintenance of some
properties
Resisting poor quality additions and alterations to
historic buildings
1
Sites Allocated in Town Centre
Area Action Plan
1 Durley Road
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Bournemouth Town Centre Development Design Guide SPD. April 2015
Retail
Small office
Catering
Pub/bar
Office
Storage
Residential
Hotel
Religious
Leisure
Other
Land uses in the West Cliff area
1/1½ storey
2/2½ storey
3/3½ storey
4/4½ storey
5/5½ storey
6/6½ storey
7 + storey
Building heights in the West Cliff area
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WEST CLIFF - DESIGN CUES
Element
Positive examples
Plots, frontages
& boundaries
Building type
& scale
Materials &
colour
Windows &
details
Entrances &
shop fronts
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Bournemouth Town Centre Development Design Guide SPD. April 2015
Key design cues to respond to
Buildings are set back from the pavement by 3 to 25m.
Building frontages are generally between 12 and 25m wide,
with a small number of narrower terraced shops and larger
blocks of flats or hotels of around 50m wide. As buildings
are set back boundary treatments form an important part
of the street scene. Low Purbeck stone, buff brick, and
pale rendered walls with wrought iron railings can be found.
Hedges and Cornish palm trees are common. Beyond the
boundary there is often carefully manicured vegetation.
The northern part of West Cliff is characterised by two and
three storey buildings with properties rising to four storeys
and above towards the seafront. Building types include
villas in green plots, terraced town houses and blocks of
flats or hotels set within green plots with mature vegetation.
The area also contains St Michael’s School.
White and pastel render is used extensively in this area,
contributing to its seaside character. Buff brick and pale
painted brick are also widespread. Red brick buildings are
less common here than in other parts of the Town Centre.
Roofs are traditionally slate. Some bright ceramic roof
tiles can also be found. A contemporary extension to St
Michael’s School includes brightly coloured glazing and
standing seam zinc and copper effect cladding.
Windows tend to be generous and vertically proportioned.
Villas include many detailed features including turrets,
decorative bargeboards, curved bays, elegant arched
windows,cornices and Italianate stucco mouldings.
Decorative brickwork and wrought iron balconies can be
found on historic terraces. Generous balconies can also be
found on modern developments.
Traditional shop fronts can be found on West Cliff Road.
A number of hotels have grand entrances with large
canopies and steps up to substantial doors. Villas often
feature robust and decorative porches and large wooden
front doors. Fan lights, side window panels, carriage
lights and planting make entrances more welcoming.
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7.9 WEST HILL
Introduction
•
•
•
•
7.9.1 West Hill is one of the oldest parts of the town.
It forms its own distinctive community containing
groups of terraces with a fine urban grain and a
concentration of commercial uses around the Triangle,
Poole Hill and Commercial Road. The AAP highlights
the importance of the commercial area around the
Triangle as it provides a number of smaller scale,
independent businesses and evening and night time
uses which add to the variety of the town centre.
•
Managing change
7.9.4 Considerations and priorities include:
7.9.2 The area includes one site which is allocated for
development in the Area Action Plan.
•
Positive and distinctive features
•
7.9.3 Positive and distinctive features include:
•
•
•
•
Buildings typically three or four storey in height
Topography rises up from the Central Gardens
Vegetation increases in the north of the area
Smaller scale workshops and residential units
found to the rear of Poole Hill
Much of the area falls within the West Cliff and
Poole Hill Conservation Area and it contains many
listed buildings
•
Tight urban grain, strong sense of enclosure and
good pedestrian permeability
Some linear commercial streets with active ground
floor uses
Buildings constructed in compact terraces
Many buildings of high architectural
quality,
including excellent examples from the Victorian
and Edwardian periods
•
•
•
Respecting the character of West Cliff and Poole
Hill Conservation Area and the many listed
buildings in the area
Maintaining the tight urban grain and sense of
enclosure
Resisting poor quality additions and alterations to
historic buildings
Addressing the poor maintenance of some
properties which give parts of the area a neglected
feel
Retaining and providing high quality, well detailed
boundary treatments
Securing high quality shop fronts which reflect the
quality of elevations above
1
Sites Allocated in Town Centre
Area Action Plan
1 West Hill Road
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Retail
Small office
Catering
Pub/bar
Office
Storage
Residential
Hotel
Religious
Leisure
Other
Land uses in the West Hill area
1/1½ storey
2/2½ storey
3/3½ storey
4/4½ storey
5/5½ storey
6/6½ storey
7 + storey
Building heights in the West Hill area
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WEST HILL - DESIGN CUES
Element
Positive examples
Plots, frontages
& boundaries
Building type
& scale
Materials &
colour
Windows &
details
Entrances &
shop fronts
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Bournemouth Town Centre Development Design Guide SPD. April 2015
Key design cues to respond to
In several streets the building line is to the back of
pavement. Elsewhere terraced properties are set back by
two to four metres. Larger buildings are often set back by
up to 12m. Terraced frontages are generally between 5
and 9m wide. Villas are typically 10m wide and blocks of
flats are generally up to 25m wide. Where properties are
set back boundary treatments form an important part of
the street scene. They include low walls with decorative
wrought iron railings and vegetation.
This area contains sweeping terraces with commercial
uses on the ground floor and compact residential streets of
three storey town houses. In the northern part of West Hill
are a number of detached properties sitting in larger plots
and some small blocks of flats. The area also contains two
churches.
White and pastel render is used extensively in this area,
contributing to a seaside character. Buff brick and pale
painted brick are also widespread. Red brick buildings are
less common here than in other parts of the Town Centre.
Other materials that have been used in the area include
stained glass and glossy ceramic tiles.
Bay windows are a typical feature of residential terraces,
creating a strong vertical rhythm along the street. Detailed
wrought iron work can be found in railings and balconies and
window grills. Some villas feature decorative bargeboards.
Notable pubs feature decorative ceramic detailing and
mosaic entrances.
A number of shop fronts, bars and restaurants feature
curved glazing and decorative glazing divisions. Many
terraced buildings have recessed entrances with decorative
mouldings. Substantial wooden doors are a positive feature
of a number of properties. Decorative terracotta tiled paths
create an attractive approach to several front doors.
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7.10 SEAFRONT
Introduction
•
•
7.10.1 The Seafront area is one of the main focal
points for activity in the Town Centre and is a
fundamental part of Bournemouth’s character.
•
Managing change
7.10.2 The area includes three sites allocated for
development in the Area Action Plan.
7.10.4 Opportunities and priorities for the Seafront
area include:
Positive and distinctive features
•
7.10.3 Positive and distinctive features of the seafront
character area include:
•
•
•
•
•
•
•
•
Several buildings have a playful design
Pier Approach acts as an important gateway into
the area
Two cliff lifts offer easy access from the beach to
the cliff tops
•
Excellent long views along the seafront and out to
sea from the beach, promenade, pier and cliff top
The pier and the former Pier Theatre form an
iconic landmark
Cliffs provide a green backdrop
Mainly open with low rise buildings
Variety of leisure and entertainment uses
Most buildings face the sea making the most of
views and southerly aspect
Lines of beach huts of attractive, characterful and
relatively consistent appearance
Variety of architectural styles with some attractive
Victorian and inter-war structures
2
•
•
•
Ensuring that new development makes the most of
sea views, particularly for publicly accessible uses
Designing for high exposure to sun, wind and
corrosive seafront environment
Taking into account the risk of storm damage and
flooding
Improving links to the rest of the Town Centre as
the only level access point in the area is around
Pier Approach
Improving the environment on arrival at Pier
Approach
7.10.5 The Borough Council has also adopted an
ambitious long-term Seafront Strategy to develop
a world-class seafront for Bournemouth that will
enhance the natural assets of the coastline and create
1
3
Sites Allocated in Town Centre
Area Action Plan
1 Bath Road South
2 Court Royal
3 Happylands
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Bournemouth Town Centre Development Design Guide SPD. April 2015
public spaces and facilities to inspire new generations
of visitors. The area covered by the seafront strategy
extends beyond the AAP to the east and west. Any
development proposed within this area should respond
to the seafront strategy, including the long-term
proposals for change.
7.10.6 Much of the seafront character area
corresponds to the ‘central beach’ area in the Seafront
Strategy. This area is seen as the town’s principal
tourist beach and future aspirations for development
will aim to create an active ‘street’ frontage – the
ultimate beachfront ‘catwalk’ designed to encourage
Retail
Small office
Catering
Pub/bar
Office
Storage
visitors to stay longer and enjoy the seafront more
often outside of high season. The aspiration is to
promote beachfront dining, arts and culture, events
and spectacle.
The eastern end of the seafront character area is part
of the Coastal Activity Park - a fun and vibrant area for
beach and water sports.
7.10.7 The Coastal Management Plan is another
important strategy for this part of the town which seeks
to protect the coast from erosion.
Residential
Hotel
Religious
Leisure
Other
Land uses in the Seafront area
1/1½ storey
2/2½ storey
3/3½ storey
4/4½ storey
5/5½ storey
6/6½ storey
7 + storey
Building heights in the Seafront area
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SEAFRONT - DESIGN CUES
Element
Positive examples
Plots, frontages
& boundaries
Building type
& scale
Materials &
colour
Windows &
details
Entrances &
shop fronts
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Bournemouth Town Centre Development Design Guide SPD. April 2015
Key design cues to respond to
Most buildings abut the public realm, be it the Pier, Pier
Approach or promenade. The most significant group of
buildings is clustered around the Pier. These buildings
generally have frontages of up to around 45m wide. The
former Pier Theatre - now Rock Reef- and pier head
buildings are ‘pavilions’ with public space on all sides.
Boundary treatments between the beach, promenade and
cliff consist of retaining walls in Purbeck stone and metal
railings.
Buildings close to the Pier include the Pier head building,
Hot Rocks, the Oceanarium, Happylands and the former
Pier Theatre. Happy lands is a two storey Art Deco style
building. Rock Reef resembles an ocean liner and is a
landmark for Bournemouth. Rows of beach huts have
an appealing human scale and saw tooth roofline. The
lifeguards huts are elegant lightweight structures.
White and cream render is used extensively in this area.
Timber beach huts are painted in a range of vivid and pastel
colours. Timber is also found on the Pier. Purbeck stone is
found in a number of walls and buildings. Rock Reef has a
distinctive copper barrel roof.
Several buildings include generous fenestration and terraced
outdoor seating areas to make the most of the sea views.
Hot Rocks and the Harvester have curved, glazed frontages.
A number of buildings feature arches which create a strong
rhythm along the promenade. The Oceanarium features
domed turrets. Harry Ramsden’s features stained glass
windows and detailed wrought iron work.
Rock Reef features two seahorses above the entrance.
Beach huts have brightly painted timber doors, some
with multiple small window panes. Lightweight canopies
provide shelter and interest at entrances to Harry
Ramsden’s and the Oceanarium.
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8 IMPLEMENTATION:
ACHIEVING EXCELLENT DESIGN
8.1 Bournemouth town centre is experiencing
considerable development pressure and has a wealth
of opportunities that will change the face of the town
over coming years.
8.2 Developers and architects have an central role
to play in delivering high quality buildings. They
are encouraged to engage with the local planning
authority at an early stage when planning, urban
design, highways, heritage and landscape advice is
likely to be most beneficial.
8.3 For major applications Bournemouth Planning
Service encourages the use of Planning Performance
Agreements (PPAs). PPAs aim to improve the
quality of planning proposals and the decision
making process through collaboration. They bring
together the local planning authority, developer and
key stakeholders, preferably from an early stage, to
work together in partnership throughout the planning
process.
78
8.4 For smaller developments and alterations early
engagement with the local planning authority is also
encouraged through the ‘pre-app’ process.
8.5 In addition Bournemouth Design Panel has been
established in response to guidance in the NPPF. It
aims to promote design excellence and sustainable
development throughout the Borough. The Panel
consists of experienced, independent professionals
including architects, landscape architects and
urban designers who meet regularly to review major
development proposals.
8.6 This document is therefore one of a number of
tools that have been introduced to improve the quality
of development. It has been designed to act as a
safety net below which the standard of development
should not fall but also a springboard for those
involved in designing and delivering schemes in the
town centre to inspire the development of a new
generation of beautiful and sustainable buildings of
which Bournemouth can be proud.
Bournemouth Town Centre Development Design Guide SPD. April 2015
APPENDIX I: RELATED
POLICIES
TOWN CENTRE AREA ACTION PLAN
D1 Presumption in favour of sustainable development
D2
Combined heat and power and district heating systems
D3
Character areas
D4
Design quality
D5
Tall buildings
D6
Shop front design
CORE STRATEGY
CS1
Presumption in favour of sustainable development
CS2
Sustainable homes and premises
CS3
Sustainable energy and heat
CS4
Surface water flooding
CS6
Delivering sustainable communities
CS7
Bournemouth town centre
CS23 Encouraging Lifetime Homes standards
CS30 Promoting green infrastructure
CS39 Designated heritage assets
CS40 Local heritage assets
CS41 Design quality
More information on listed and locally listed buildings,
Conservation Areas, the Town Centre Area Action
Plan and Core Strategy can be found on the Council
website:
www.bournemouth.gov.uk
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Artwork by Year 5 Children at St Michael’s Primary School, 2008
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Bournemouth Town Centre Development Design Guide SPD. April 2015