Bistro on the Beach site redevelopment plan set for decision

BCP Council's application for the £7million scheme will go before members of the planning committee at a meeting on Thursday, July 21.

A separate proposal just for the demolition of the Bistro on the Beach restaurant building, which had been on the site for many years, was approved under delegated powers by officers.

The site has since been cleared and recently a pop-up restaurant opened to provide a temporary facility for Southbourne beach as the local authority attempts to progress its long-term aspirations.

Council officers have recommended the new three-storey building for approval but the final decision will be made by councillors tomorrow.

• Read more: Plans submitted for Southbourne Bistro on the Beach plans

Ahead of the planning committee meeting, here is an all you need to know guide about the application for the Solent Beach Complex.

What is being proposed?

The plans are summarised as the erection of a new restaurant, public conveniences and kiosk at ground floor level, with 17 overnight lodges spread over two further floors with pedestrian access bridges and other associated landscaping.

Changes are proposed to the Warren Edge car park, with a new laundry store, cycle shelter, car park access control and electrical substation. Cycle stands and beach showers are also part of the development.

The new restaurant would have 140 internal and 40 external covers along with the kiosk for takeaways. The operator for this restaurant has not been decided at present.

The laundry and secure cycle store in the car park would result in four car parking spaces being lost. A further 17 car parking spaces currently for public use would be reserved for the guests staying at the lodges.

What are the lodges?

The 17 overnight lodges will be spread across the first and second floors, with 14 standard, one accessible and two premium lodges.

They will be self-catering holiday accommodation managed by the council with a similar set up to those that have been at Manor Steps for many years.

A standard lodge would include a kitchen area, shower room and living room and a bedroom above on a mezzanine, with a private balcony in front with views of Poole Bay. The premium lodges, located on the eastern side of the building have a larger space with separate bedrooms, large living room and a balcony across the curve of the building with a private hot tub.

The Environment Agency raised concerns over potential change of use to a permanent residential offering, but the planning officer's report says this change of use would require a full planning permission of its own.

What was on the site and what is there now?

Bistro on the Beach was a popular restaurant and had operated from the site for many years.

The Bistro on the Beach restaurant traded for more than a decade

Alongside the restaurant, the two-storey building, which dated back to the 1970s had public toilets, showers, a kiosk and beach huts.

The council had determined it was beyond its serviceable lifespan and in a poor state of repair.

Last September, it was reported that beach hut tenants on the site had their licences revoked with no alternative sites available in Southbourne.

Bistro on the Beach closed for good in October 2021 after trading for 15 years.

The building was levelled over the winter months and tender awarded for the pop up restaurant SOBO Beach.

• Read more: Bistro on the Beach in Southbourne demolished
• Read more: First look inside Southbourne's new pop-up restaurant

The current plan is for the pop up to trade until October 1 next year, with a scaled back operation this winter.

SOBO Beach in Southbourne

The new building, subject to planning approval, would be built by 2024.

What have residents, community groups and consultees said?

The application received 22 responses following a public consultation, with five objections, two in support and 14 general comments and a response from Bournemouth Civic Society.

Objectors spoke of the loss of spaces in the car park, environment mental impact and waste concerns, the increased height compared to the old building.

Supportive comments references the upgrade in facilities, the lift the development will give the area in a positive way and a view the old building was past its best.

The general comments included a worry over wheelchair access from the promenade to beach huts being obstructed during construction, a lack of community use in the building and a plea for the project not to commercialise the Southbourne beach area.

• Read more: Why did council put different addresses on two Bistro on the Beach applications

Bournemouth Civic Society's response is summarised as: "Replacement building has merit, but concerns are raised that it is a large building with elaborate laundry facilities.

"Replacement of more affordable beach huts and space for outside dining is preferred.

"Replacement building should be two-storey, same as what currently exists.

"Application does not fully comply with the townscape policies of the local plan and should be deferred for further discussion and improvement."

No objections were raised by an external statutory consultees while concerns from some departments of the local authority have been addressed through additional information and requests for certain conditions to be included if the scheme is granted.

What reasons have been given for the recommendation?

The report to the committee by planning officer Joscelyn Holbrook said the site was highlighted in the seafront strategy as a location for investment and improvement.

It also was seen as an opportunity to offer "premium overnight stay accommodation". Ms Holbrook said the character of the area had been "carefully considered" with the importance of the cliffs being the dominant feature discussed.

Her report said: "The replacement restaurant and public facilities such as improved toilets, beach showers and cycle stands is a benefit for local users of the beach.

"The overnight lodges are shown to be of a high quality with sustainability incorporated into the design.

"The lodges will provide premium accommodation with an allocated parking space and uninterrupted sea views. The operation of the building will be managed by the council similarly to the established Manor Steps overnight stay beach huts.

"Safety and flood risk have been taken into consideration with a detailed flood risk assessment submitted. The need for the two platforms on the north elevation of the building is a requirement of the report.

"A balance has to be given to allowing the platforms to be built into the cliff face, which will be a noticeable change."

The officer said no objections have been raised regarding the impact on the cliff.

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