Huge Between the Bridges scheme in Poole set for decision

Members of BCP Council’s planning committee have received a recommendation from planning officers to approve Reuben & Morgan’s ‘West Quay’ mixed use development scheme for the ‘between the bridges site’ on the waterfront in Poole.

The site is earmarked for regeneration in the current Borough of Poole Local Plan and was also put forward in the same terms in the BCP Local Plan issues and options consultation.

The proposals, which are set to be considered by the committee on July 13, have attracted more than 600 objections from residents alongside 136 comments of support.

The application is summarised as: Major application for the demolition of existing buildings and Grade II listed brick pier gate and the erection of a mixed-use development comprising 454 residential apartments (Class C3) together with food and beverage units (Class E(b)), office workspace (Class E(g)), art gallery (Class F1(b)), museum (Class F1(c)), a replacement facility for Poole Amateur Rowing Club (sui generis), quayside walkway, replacement quay wall, landscaping and associated ancillary works including highway works, car and cycle parking.

Below is a breakdown of all you need to know ahead of the crucial decision day.

What are the plans?

Reuben & Morgan’s major scheme includes 454 new apartments spread across nine separate buildings. Of these homes, 333 would be residential open market flats – 166 one-bed, 136 two-bed, 20 three-bed and 11 duplex two-bed apartments.

There would be 57 two-bed and 40 three-bed apartments for over 55s in the form of retirement living accommodation, while 24 affordable homes (six per cent of the overall housing) are included in the scheme. This level of affordable housing has been subject to viability testing, which allows it to be compliant despite being blow the 10 per cent requirement in planning policy.

Alongside the housing, the development includes a new 778 square-metre rowing club, 296 square metres of space for food and beverage units, 205 square meters for a museum, 110 square metres leisure/gym areas, 278 square metres of workspace, a 39 square-metre management office and lastly 147 square maters of cultural spaces.

Building heights vary from three storeys along West Quay Road to 11 storeys on the site’s northern boundary.

The applicants have made several amendments since first submitting the plans several years ago. The main change has been to reduce the number of dwellings from up to 562 to up to 454.

There would be 792 spaces for bicycle parking and 211 car parking spaces.

Investment in pedestrian routes, play areas for children, and exhibition and performance space are part of the developer’s plans.

Where is the site and what is on it now?

The development focuses on an area of land around 1.9 hectares in size, which is off West Quay Road.

It is currently home to several buildings, including the existing Poole Rowing Club facility and a variety of marine industrial uses, and areas of hardstanding. The site is in the “Twin Sails Regeneration Area.

The land fronts West Quay Road to the east, Twin Sails Bridge to the north, the Backwater Channel to the west and Poole Bridge to the south.

What are the views of councillors?

Poole Town ward, where the application site is located, is represented by three Poole People councillors, who all object to the scheme.

Cllr Andy Hadley’s objection is summarised as highlighting issues with scale, mass, bulk, appearance, lack of affordable units for working people, poorly designed, there appears little regard for the wind impact for pedestrians, the mix providing commercial/working space is very limited.

Cllr L-J Evans raised the following concerns: Excessive mass and scale – Massive overdevelopment of a site adjacent to St James Church, the Old Town, the Quay and the conservation area. Very high density, which is only appropriate to an inner-city location, such as London, which has workplaces, shops, all facilities and an efficient and cheap public transport system. The proposal ignores statutory Planning Guidance as defined by National, local BCP and PQF Neighbourhood Plan Policy. "Any development to preserve or enhance the character or appearance of the conservation area”.

Cllr Mark Howell raised similar concerns on the scale, massing, bulk, appearance, setting and overdevelopment. His detailed submissions are listed in the officer’s report.

Conservative councillor Mike White, who represents Hamworthy, also objected, stating it was “a missed opportunity… ugly and unimaginative”.

Are any statutory consultees objecting?

The Environment Agency has maintained its objecting following the final round of consultation.

The Government department said the submitted flood risk assessment fails to demonstrate that the development will be safe for its lifetime in accordance with National Planning Policy and Poole Flood Risk Management Strategy.

It adds: “This objection is based primarily on changes to the flood risk management measures proposed for the 'undercroft' floor compared to the original scheme.”

Meanwhile, the council’s conservation officer concluded the scheme “is not of good contextual design and does not positively contribute to the character and local distinctiveness of the Town Centre Heritage Conservation Area”.

Resident, community and business association views Society for Poole, Poole Harbour Association and Poole Quays Forum have objected to the proposal.

Four rounds of public consultation have been carried out since the application as first tabled. One when the application was submitted and then three re-consultations as a result of changes to the proposed development following negotiations between council officers and the agent/applicant.

In total, 765 comments have been made, with 619 objections, 10 neutral and 136 in support.

Why is it recommended for approval?

The planning officer acknowledges that there is some harm arising from the proposal, but highlights there are a series of public benefits from approving the scheme. This includes 454 new homes in a “highly sustainable location”, the delivery of regeneration benefits, a wide range of housing types, enhancement of sustainable transport options and financial contributions totalling more than £1.5million.

The report concludes: “Overall, having assessed the scheme in detail it is considered that these public benefits are considerable and outweigh the areas of harm identified.

“Therefore, for reasons set out in this report, that the policies in respect of heritage assets, design and other relevant policies in the Framework do not provide a clear reason for refusal.”

What have the developers said ahead of the meeting?

A spokesperson for Reuben & Morgan said: “The West Quay development represents a major investment in Poole’s vibrant town centre.

“We’ve been adamant all along that the rowing club should maintain a central position within the regeneration of this area, given its importance to the sporting culture of Poole, and its contribution to the health and wellbeing of the local community.

“We’ve been working hard to refine these proposals over a number of years in line with local policy and in close discussion with relevant stakeholders and the council.

“We feel that the final proposals will create significant improvements to this riverside area, acting as a catalyst for further investment, improved public access and the regeneration of Poole.”

Does the rowing club back the plans?

Peter Jacobs, Poole Amateur Rowing Club captain, said the plan for a new facility was “extremely exciting”.

“As a club, we have held a central role within the local community for 149 years,and having the ability to provide this new improved hub, with training and meeting spaces, will significantly improve our offering and ability to support the region’s rowers,” Mr Jacobs said.

“We’re looking forward to having the opportunity for improved access to the water, linking with the other proposed public realm improvements and cafés and performance space in the area. It will transform this Quayside area and cement the club as a core amenity for the local community.”

When is the meeting?

The planning application is due to be considered on Wednesday, July 13, at a meeting in the committee room on the first floor of the Bournemouth Town Hall Annex in St Stephen’s Road.

Councillors are considering major plans for hotels in Sandbanks from 11am and the ‘between the bridges’ scheme will not be heard until at least 2pm.

BCP Council is set to stream the meeting live on YouTube.