Bournemouth Town Centre Development Design Guide - part 1

Bournemouth Town CentreDevelopment Design GuideCelebrating & strengthening local distinctiveness

Supplementary Planning Document

Adopted April 2015

2 Bournemouth Town Centre Development Design Guide SPD. April 2015

All maps within this document are reproduced from Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office. © Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. Bournemouth Borough Council 100019829 2015

All oblique and aerial photographs in this document copyright © 2015 Blom. All rights reserved.

Produced by:

Bournemouth Borough CouncilDesign and HeritageTown Hall AnnexeSt Stephen’s RoadBournemouthBH2 6EA

Tel: 01202 451323

Email: [email protected]

Bournemouth Town Centre Development Design Guide

1 Introduction 1.1 The Town Centre Vision 1.2 Purpose of the guide1.3 Status and links to planning policy1.4 Scope1.5 Bournemouth’s distinctive characterFig 1 Key designations

2 Townscape

2.1 Street network and perimeter blocks2.2 Building frontage and gaps2.3 Key views2.4 Existing and potential landmarks2.5 Public spaces2.6 Arrival points2.7 Existing and proposed connectionsFig 2 Framework diagram 3 Building Form and Scale 3.1 Scale and grain3.2 Building line3.3 Corner buildings3.4 Enclosure 3.5 Tall buildings3.6 Roof form 3.7 Dealing with sloping sites

4 Sustainability

4.1 Introduction4.2 Careful use of natural resources4.3 Resilience to climate change4.4 Adaptability4.5 Trees and urban greening

5 Accommodating Vehicles

5.1 Introduction 5.2 Parking courts 5.3 Undercroft car parks5.4 Basement and podium car parks5.5 Multi-storey car parks5.6 Car clubs

6 Appearance 6.1 Depth6.2 Fenestration and rhythm6.3 Entrances and ground floors6.4 Boundaries6.5 Shop fronts 6.6 Materials 6.7 Colour 6.8 Details and decoration

7 Character Areas 7.1 Introduction7.2 Core area7.3 Richmond Hill7.4 Upper Old Christchurch Road7.5 Lansdowne7.6 East Cliff 7.7 Bath Hill7.8 West Cliff7.9 West Hill7.10 Seafront

8 Implementation: achieving excellent design

Appendix 1: Related policies

22

222223

232323

24

2424252626303435

36

36384448525862667074

78

79

5

55

55

68

10

1010101111111112

14

14141415161718

20

20

20202121


PAVILION

THE OVERSTRAND

25

INSULATION

25

LIFEGUARD

25

Can you do Just One Thing?

POSTCARD.indd 1 03/06/2014 09:06

5Bournemouth Town Centre Development Design Guide SPD. April 2015

1.3.2 It also draws on established design guidance contained in documents such as Building for Life, The Urban Design Compendium and What Works Where, relating the advice specifically to the context of Bournemouth town centre.

1.3.3 At the local level the Town Centre Area Action Plan (AAP) refers to an Urban Design Supplementary Planning Document in paragraphs 3.3.4 and 3.6.2. This document is that SPD. Following public consultation and amendments the Council adopted this SPD which is now a material consideration in the determination of planning applications.

1.3.4 This guide builds on the extensive analysis of the character of the Town Centre which informed the AAP. It expands on the policies relating to design and quality contained within the AAP and Core Strategy. These include, in particular, AAP policies D3 and D4 and Core Strategy policy CS41. It also relates to Core Strategy policies CS6 Sustainable Communities which seeks to retain and enhance features that contribute to heritage, character and local distinctiveness and CS7 which promotes the role of the Town Centre.

1.3.5 In addition the AAP contains key requirements for 31 sites allocated for development, identified on page 8. In some instances development briefs have also been prepared for these sites. This document sets out a further level of guidance regarding more detailed design considerations.

1.3.6 A list of the key AAP and Core Strategy policies to which this guide relates can be found in Appendix 1.

1.4 Scope

1.4.1 This guide covers the area within the Town Centre boundary as shown on page 8 although in some cases examples are used from other parts of the Borough.

1.4.2 The guide’s main focus is on buildings rather than the treatment of the public realm although these are inevitably inter-related. Guidance on the public realm can be found in Bournemouth Public Realm Strategy, adopted in 2013. Further detail is to be provided in a forthcoming public realm strategy for the Town Centre.

1.4.3 Five Conservation Areas are located partly or entirely in the Town Centre and further advice on these areas can be found in existing or forthcoming Conservation Area Appraisals and Management Plans.

1 INTRODUCTION

1.1 The Town Centre Vision

1.1.1 Bournemouth benefits from award winning beaches, historic gardens, a diverse population and thriving employment sector. Yet parts of the town have become tired and the Town Centre has become a patchwork of piecemeal development. Recognising this in 2008 the Town Centre Vision highlighted the need

“...to inject more quality and reinstate the excellence on which the town’s reputation was built”

1.1.2 This has been taken forward through the Town Centre Area Action Plan (AAP) which contains a detailed strategy to rejuvenate the Town Centre. The AAP envisages Bournemouth as a high quality coastal garden town while the Seafront Strategy aims to develop a world-class seafront for Bournemouth.

1.1.3 In addition Bournemouth Development Company (BDC) has been set up as a public-private partnership and is central to the realisation of the vision through the development of Council-owned land and the promotion of high quality, sustainable design.

1.2 Purpose of the guide

1.2.1 This document is intended to guide planners, architects, developers, landowners and decision makers involved in development in Bournemouth.

1.2.2 It seeks to recognise and celebrate the best of old and new development in the heart of the town and learn lessons from some of the less successful buildings. Hiqh quality, innovative design is welcomed in Bournemouth. The Guide’s purpose is not to stifle change but to help manage the town’s evolution by promoting coherent streets, high quality, sustainable buildings and a recognisable sense of place.

1.3 Status and links to planning policy

1.3.1 This document reflects guidance set out in the National Planning Policy Framework (NPPF) which places great emphasis on the importance of good design:

“Good design is a key aspect of sustainable development, is indivisible from good planning, and should contribute positively to making places better for people.”


our unique built environment...

1.5 Bournemouth’s distinctive character

1.5.1 These pages provide a snapshot of some of the town centre’s best features which together make it a uniquely special place.

smooth curves

sea views

airy arcades

grandhistoric

villas

formal, sweeping terraces


Purbeck stone

fine Victorian detailing

fun & colour

Art Deco glamour

steep topography

outdoor dining

pines & gardens


Winterbourne Hotel

Winter Gardens

Richmond Gardens

St Stephen’s Road

Commercial Road/ Avenue Road

Town Hall Annexe

MEYRICK PARK & TALBOT WOODS

OLD CHRISTCHURCH ROAD

WEST CLIFF & POOLE HILL

Terrace Mount

West Hill Road

Richmond Hill

Durley Road

Court Royal

Happylands

NCP Exeter Road Eden

GlenPunshon Church

**

**

* * *

*

Fig 1: Key Designations


ASDA

St Paul’s Place

Holdenhurst Road

Bath Road North

Central car parkWestover

Road/ Hinton Road

St Swithun’s Road

Telephone ExchangeBerry

Court

EAST CLIFF

DEAN PARK

Wellington Road

Bath Road South

Christchurch Road

Cotlands Road

GlenFern Road

Madeira Road

Leyton Mount

**

**

**

* *

Town Centre Area Action Plan character area boundaries

Conservation Areas

Listed Buildings

Locally Listed Buildings

Tall Buildings Area

Town Centre Area Action Plan allocated Sites

Bournemouth Development Company sites

Town Centre Area Boundary*

Key


2.1 Street network and perimeter blocks

2.1.1 The most fundamental requirement in structuring built form within development blocks is to make a clear distinction between public fronts and private backs. Perimeter blocks make a clear distinction between the inside of the block which is private and the street frontage which is public. The inside of the block is traditionally used for servicing, private amenity space or ancillary uses while the public street and squares benefit from strong, clear building lines, active frontages and passive surveillance.

2.1.2 Bournemouth town centre is largely made up of an irregular grid of perimeter blocks of varied shapes and sizes. Many streets are formally laid out straight or curving avenues while some streets have a more organic alignment accommodating the town’s steep topography and landscape features. A large number of streets have been laid out parallel or perpendicular to the sea, maximising sea views. At a number of important junctions, routes meet at acute angles and striking, often curved corner buildings can be found.

2.2 Building frontage and gaps

2.2.1 The majority of buildings in the Town Centre create a strong edge to the street on which they are positioned. Where buildings are set back boundary walls or hedges create a clear edge. The strong continuity of built frontages and boundaries helps to define routes and clearly distinguishes between public and private areas.

2.2.2 However, as shown in the Framework Diagram on page 12, there are a number of breaks in the

2 TOWNSCAPE frontage, vacant sites, buildings which are too low to create a sense of enclosure and inactive frontages which can feel hostile and unsafe. These are clustered in particular in the Lansdowne area close to the station and in the heart of the Town Centre. In these areas there is an opportunity to introduce new active frontages which would improve the street scene.

2.3 Key views

2.3.1 The topography of the Town Centre and layout of buildings and trees create a large number of important views which should be protected. These include vistas towards landmark buildings, as well as long views across the town from high ground and wide open views out to sea.

2.3.2 An important characteristic of views across the Town Centre is the way the visible buildings are nestled in amongst vegetation and mature trees and this characteristic should be maintained.

2.3.3 Views out to sea and along the coast are one of the town’s greatest assets. This includes views from inside buildings. Developments which make the most of these views from publicly accessible buildings are particularly encouraged.

Continuous active frontages on Old Christchurch Road

View across the Gardens to the Town Hall

Most of the town centre benefits from a clear perimeter block structure and a clearly defined public realm.


2.4 Existing and potential landmarks

2.4.1 A number of buildings form landmarks which help people to find their way around the Town Centre. Some, such as the Pavilion are memorable because of their use, scale and location. Many are historic churches with tall spires which rise above the tree canopy and roofline of nearby buildings. Not all landmark buildings are large - the Camera Obscura cafe in the Square for example is memorable for its form and location. Several of the more modern landmarks are memorable for their scale or use but do not make a positive contribution to the appearance of the town.

2.4.2 As shown in the Framework Diagram on page 12 there is scope for a number of developments which would form new landmarks in prominent locations. These are sites for memorable buildings of outstanding design. In some areas, such as certain sites in the Lansdowne, tall landmark buildings will be appropriate. Elsewhere new landmarks should be smaller in scale.

2.5 Public spaces

2.5.1 The Town Centre contains a number of green spaces. These are the Central and Upper Gardens, Horseshoe Common, West Cliff and the seafront itself. The key urban spaces in the Town Centre are the Pier Approach, the Square and the Triangle. There is scope to reconfigure some spaces identified in the Framework Diagram, which are currently car dominated, to provide new urban spaces.

2.6 Arrival points

2.6.1 Most people coming to the Town Centre on foot, bike or in a vehicle will arrive at one of the roundabouts located around the edge of the Town Centre area. There is scope to improve these arrival experiences as the roundabouts are typically dominated by road infrastructure and

some are not well defined by built form or active frontages. The introduction of high quality public realm and strong building frontages where they are lacking to define these spaces would improve the arrival experience. The station is another key arrival point. The area around the station is unattractive and there is scope to improve pedestrian and cycle routes.

2.7 Existing and proposed connections

2.7.1 While most of the Town Centre offers pedestrians a choice of well-connected routes there are areas - including the Lansdowne, Westover Road and Commercial Road - where there are some large blocks which impede pedestrian movement.

2.7.2 A more permeable pattern of development can be achieved by using the opportunities presented by any redevelopment to create new routes though large blocks and by ensuring any existing routes through large blocks feel comfortable, welcoming and safe.

Landmark buildings are not necessarily large such as the Camera Obscura Cafe

Lack of active building frontages and traffic dominance create a poor arrival point at the station/ Asda roundabout.

Path between Westover and Hinton Road. There is a need to open up and improve high quality pedestrian links in parts of the town centre to improve permeability.


Richmond Hill

Town Hall

St Michael’s Roundabout

Bournemouth West Roundabout

Lower Gardens

West Cliff Gardens

important views

panoramic view

historic landmarks *

modern landmark *

potential for new landmark * of outstanding design and appropriate scale

potential for new or improved connection

main shopping and leisure area

public space

potential for new public space

key arrival points - need for high quality public realm and buildings

missing or weak frontage

* Memorable buildings - not necessarily large. Not all modern landmarks are positive

Key


Horseshoe Common

Station

Lansdowne

Fig 2: Framework Diagram


3.1 Scale and grain

3.1.1 AAP policy D4 requires development to be of an appropriate scale, height, mass and built form. The Town Centre has historically been characterised by a large number of relatively narrow terraced properties, a smaller number of larger detached villas sitting in green plots and a few large footprint buildings including department stores and hotels. These basic building types are illustrated below, together with their typical dimensions and key characteristics:

3.1.2 This historic pattern of development has resulted in a fine-grained environment full of variety and interest. These are characteristics which make the town appealing to visit and spend time in, particularly for those on foot. 3.1.3 New development should correspond to one of these basic building types. Modern interpretations of these traditional forms of development will ensure that a coherent sense of place is maintained. Pressure for much larger buildings risks eroding the fine grain and human scale of the Town Centre. There is scope to accommodate large footprint buildings in certain locations but development should always respond to the scale of buildings in the vicinity and add interest to the street scene.

3.2 Building line

3.2.1 Buildings in most of the Town Centre follow a clearly established building line which is aligned to the street at all levels. This should be maintained. Arbitrary deviations from the building line and irregular footprints which disrupt the established pattern should be avoided.

3.3 Corner buildings

3.3.1 Corner buildings are particularly important due to their prominence in the townscape and their role in assisting way finding by marking locations where routes meet. Their design requires special attention in order to celebrate the corner and actively address the two public street frontages. Bournemouth Town Centre is fortunate to have a large number of nineteenth and twentieth century buildings which achieve this very successfully. Such buildings should be used as a design cue when designing new developments on corner plots.

3 BUILDING FORM AND SCALE

Burlington Arcade steps back from the building line and is lower than the adjacent terrace, weakening the coherence of the street scene.

Formal terraces create a strong vertical rhythm. They have narrow frontages and frequent entrances, contributing to an active public realm.

Typical frontage width 5 to 15mTypical footprint 40 to 200m2

Detached villas and other discrete buildings are set in the landscape. The front boundary is usually a low wall. Trees and other vegetation are a fundamental part of the character of the plot.

Typical frontage width 15 to 25mTypical footprint 200 to 500m2

Larger buildings include department stores, cinemas, and mixed use buildings. Fenestration creates a strong rhythm and rich detailing contributes to a fine-grained, human scale environment. There are often several entrances.

Typical frontage width 25 to 60mTypical footprint 1,000 to 5,000m2


3.3.2 Many of Bournemouth’s distinctive corner buildings address the corner with a curve. It is important for curved buildings to achieve a smooth, true curve and avoid the building having a cheap, faceted appearance.

Artist’s impression of new development in the Town Centre. Accommodation on upper storeys creates an attractive street scene, with an appropriate level of enclosure, and reflects the historic grain.Westover Road - trees contribute to the sense of enclosure

Lower Gardens Westover

Road

11m21m

1:1.5

Commercial Road - older buildings tend to be three storey

15m

Commercial Road 1:1.5

Old Christchurch Road has a high degree of enclosure

14m

Old Christchurch Road

1:1

3.4 Enclosure

3.4.1 Successful streets and urban spaces are defined and enclosed by buildings or landscaping. The appropriate level of enclosure varies depending on the character, function and daylighting requirements of different streets and spaces. An enclosure ratio of building height to street width is a good guide to check that the resulting space is comfortable. A ratio of between 1:1 and 1:3 is generally effective.

3.4.2 The majority of streets in the town centre have a high level of enclosure with ratios around 1:1 or 1:1.5. This is particularly true for the main retail streets and in parts of the West Cliff area. In areas such as the Lansdowne there are some very wide streets. Taller buildings can contribute to creating a good sense of enclosure.

3.4.3 In places where the buildings are set back from the road such as East Cliff boundary treatments and trees within plots and in the street contribute to the feeling of enclosure.

A corner building which steps up to the corner and addresses the streets on both frontages. The location of an entrance on the corner and the fenestration above give it further emphasis in the street scene.


Towers tend to appear bulky rather than elegant unless their height is at least three times greater than their width. Broader buildings need to be carefully sculpted to create an attractive silhouette. 3.5.4 Historically, tall landmark buildings in the Town Centre have been public buildings of symbolic or religious importance. New buildings which make a statement on the skyline should be welcoming at ground level and, where possible, publicly accessible.

3.5.5 Large and tall buildings can also have dramatic effects on microclimate and these should be fully considered.

3.5 Tall buildings

3.5.1 AAP policy D5 designates the Lansdowne and Richmond Hill as two areas within which buildings over six storeys are appropriate (see plan on pages 6 and 7). In all parts of the town centre it is important to create a coherent street scene, so that buildings relate comfortably to the scale of adjacent properties and those on the opposite side of the street.

3.5.2 Tall buildings can assist in way finding by marking important frontages and prominent corners. While setting back the top storey is encouraged it is not appropriate to locate tall buildings in backland plots, or position the taller parts of a scheme away from the main public frontage, as this detracts from Bournemouth’s traditional perimeter block structure.

3.5.3 Where a tall building is substantially taller than neighbouring buildings, and will make a statement on the skyline, proportions are critical.

Freestanding buildings which are significantly taller than their neighbours can create strong winds at street level.

Careful grouping of buildings with heights stepping up and down gradually can reduce the impact of wind on the ground.

Homelife House is a locally listed landmark building with a sculptural form which creates a striking silhouette.

The treatment of the ground floor and adjacent public realm should create a comfortable human scale and make tall buildings welcoming.

Incoherent street scene

Coherent street scene

A landmark tower which stands out on the skyline should be elegantly proportioned rather than bulky.


3.6 Roof form 3.6.1 Historic roof forms found in the Town Centre are pitched, hipped and mansard roofs set behind parapet walls.

3.6.2 Flat roofs are common among the 20th century and contemporary buildings in the Town Centre. Whatever the type of roof, alterations and additions should not detract from the original building form.

3.6.3 In historic buildings the roofline tends to be broken up by features such as chimneys, dormer windows, projecting party walls and turrets. New developments should seek to create rhythm and variation in the roofline without creating overly complex roof plans.

3.6.4 Setting back the top storey often creates a better proportioned, more interesting building form and a more elegant silhouette. It can also create opportunities for roof terraces and help light penetration to the street and other buildings.

Bay windows create depth and rhythm while chimneys and dormer windows break up the roofline in a historic terrace.

A traditional and attractive mansard roof in the Town Centre which is modest in scale and set behind a parapet wall.

Example of an overbearing, bulky mansard which extends beyond the building below.

Contemporary development with a varied roofline featuring a set back top storey.

Example of an overly complex and disjointed roof form.

Setting back the top storey often creates a better building form and helps light penetration to the street and other buildings.


3.7.1 Steep slopes are a defining characteristic of Bournemouth town centre. Historically, development has been sited and designed to follow contours and step up slopes gradually. Some steep banks have not been developed and include mature trees and other vegetation which contribute positively to the character of the Town Centre.

3.7.2 In some instances a sloping site may provide opportunities - for example, provide entrances to different floors, incorporate basement parking or conceal a big box use.

3.7.3 Current pressure for buildings with a large footprint can result in developments which do not sit comfortably on sloping sites. Moving large amounts of earth and creating large retaining structures in order to flatten a site rather than working with the existing topography also erodes part of Bournemouth’s distinctive character.

• Narrow buildings step down slope • Roofline follows slope• Typical historic form of development found on Old

Christchurch Road• Continuous active frontage• Fine-grained environment• Individual units can be easily adapted or replaced

• Large footprint building set within a green plot - may be appropriate in certain locations

• Slope is absorbed within open space• High quality well-maintained landscaping is essential• Roofline does not follow gradient making the building

prominent, particularly from the bottom of the slope. Excellent architecture is therefore essential

• Examples include Bath Hill Court, San Remo Towers and Portman House

• Large retaining wall rises above eye level• Limited building set back and landscaping • Roofline does not follow slope

• Detached villas set within green plots • Slope is absorbed within open parts of plot• Individual units can be easily adapted or replaced

3.7 Dealing with sloping sites

• Extensive area of blank elevation addressing the public realm

• Entrance to semi basement parking creates break in building frontage and has negative impact on public realm

• Roofline does not follow slope

3.7.4 It is particularly important for the impact on character and the public realm to be fully considered. Large stretches of retaining wall adjacent to the public realm should be avoided. There are a number of effective ways of making the most of sloping sites whilst enhancing the public realm and the town’s hilly character.


Portman House, Richmond Hill. Landscaped terraces up the slope and there are no large retaining walls adjacent to the pavement.Old Christchurch Road. Narrow fronted terraced properties

step down the hill with continuous active ground floor.

Bournemouth’s topography (5m contours)

Detached villas stepping down Tregonwell Road.

Bath Hill Court is set back behind a low boundary wall by 10m. Bath Road slopes steeply but within the site the gradient is absorbed in high quality landscaped gardens which include a rockery. The building is prominent but not overbearing given its excellent design quality.

high ground

low ground


4.3 Resilience to climate change

4.3.1 The Core Strategy highlights the need to prepare for climate change. Weather events are expected to become more extreme and increasingly frequent. In recent times the Town Centre has seen storms which have caused damage on the seafront and flooding which has caused damage to commercial premises.

4.3.2 New developments should be designed to be resilient to wetter winters and drier, hotter summers, surface water flooding and stronger winds. Considerations should include:

• providing shade and shelter• ensuring that basements are designed for

increased ground water levels• ensuring that the form, scale and position of

development does not create wind tunnels and uncomfortable micro-climates

• minimising surface water run-off

4.3.3 Policy CS4 of the Core Strategy requires new developments to provide appropriate Sustainable Urban Drainage to ensure no increase in surface water leaving the site. In the Town Centre solutions such as porous paving, green roofs, rainwater gardens, soakaways and rainwater harvesting should be considered.

4.1 Introduction

4.1.1 Promoting sustainable development is at the heart of the NPPF. This is reflected in Policy D1 of the AAP and Policies CS1 and CS6 of the Core Strategy.

4.1.2 New development should make careful use of resources while also creating buildings and places that are economically successful in the long term, adaptable, durable and enhance quality of life. Such issues should be considered from the outset of the design process. Thought should be given to the impact of the building throughout its lifetime, including its construction and maintenance. 4.2 Careful use of natural resources

4.2.1 Policy CS2 of the Core Strategy requires that at least 10% of energy comes from decentralised, renewable or low carbon sources in developments of more than ten dwellings or 1000m sq. It also encourages residential developments to meet at least Level 3 of the Code for Sustainable Homes, and commercial developments to achieve a BREEAM very good rating. Policy D2 of the AAP promotes Combined Heat and Power and District Heating systems in the Town Centre.

4.2.2 New developments and alterations should be designed to minimise the use of energy and other resources. Consideration should be given to

• avoiding overheating without reliance on mechanical cooling systems

• grey water harvesting• the use of locally sourced, recycled and highly

sustainable materials (see section 6)• maximising the use of natural light• incorporating solar and photovoltaic panels

4 SUSTAINABILITY

Photovoltaic panels in a residential development, Boscombe.

Brise soleil providing shade as well as creating depth in the facade of a university building in the Lansdowne.

Buildings under 13m deep can be naturally lit and ventilated. A light well or atrium, such as in the Extension to the Russell-Cotes gallery above, can be used to improve natural day-light penetration in larger buildings.


4.4 Adaptability

4.4.1 Change tends to be more rapid in the Town Centre than in other parts of the Borough. The form and internal layout of new developments should be designed to be flexible enough to accommodate the needs of different businesses, residents and uses over time.

4.4.2 Regular building shapes which can be subdivided in a number of ways are more flexible. Very large schemes are more likely to be adaptable if they are treated as a series of discrete units with their own entrances rather than as a single complex megastructure.

4.4.3 Core Strategy Policy CS23 also supports the use of Lifetime Home Standards which provide a model for building accessible and adaptable homes.

4.5 Trees and urban greening

4.5.1 Bournemouth’s chines, pines and gardens have long been a draw for residents and visitors. Green spaces and vegetation are distinctive features of the Town Centre. They provide important wildlife habitats as well as significantly improving air quality and making Bournemouth a great place in which to live, work and do business.

4.5.2 Unfortunately, redevelopment and the intensification of sites has sometimes lead to the loss of trees and gardens.

4.5.3 Policy CS30 of the Core Strategy, Promoting Green Infrastructure identifies the Borough as an urban greening zone. Where possible new developments should seek to incorporate existing vegetation and find innovative new ways of contributing to urban greening.

4.5.4 Developments should retain trees of merit. They can greatly enhance the quality of developments, and are an important part of the Green roof on a restaurant in the Town Centre

Roof gardens providing a green oasis for wildlife and opportunities to grow food, Boscombe

Green wall in Arts University Bournemouth

A discrete unit within a terrace can be replaced with limited impact on the surroundings. In this way the Town Centre can evolve gradually over time.

character of the wider town centre as well as enhancing air quality, well-being and biodiversity. Further guidance can be found in Bournemouth Tree Strategy 2014-24.

4.5.6 New residential developments should seek to provide direct access to a garden, patio, balcony or roof terrace. The introduction of green roofs and living walls covered in vegetation is welcomed. The benefits of green roofs include insulation, reducing rainwater run-off, creating wildlife habitats and improving local air quality. Living walls have similar benefits. They also have a greater visual impact, deter graffiti and can create shade.

4.5.7 More traditional climbing plants are also welcomed in new and existing buildings although care needs to be taken to ensure that they do not cause damage to the building.


5.2.2 Parking located to the front of a building should be limited and should not have a dominant presence in the street scene. High quality boundary treatments and hard and soft landscaping are important.5.1 Introduction

5.1.1 Where car parking is proposed as part of a new development it should be sensitively integrated into the scheme.

5.1.2 Recommended parking levels are contained in the Parking Supplementary Planning Document (SPD). The Town Centre is classed as zone 1 where the recommended level of provision is lowest as access to shops, services and public transport is good and car ownership is low.

5.1.3 Guidance on providing secure and convenient cycle storage can be found in the Parking SPD and the Residential Development Design Guide.

5.1.4 Thought should also be given to the need for deliveries. Developments should be designed and managed to minimise the impact of delivery vehicles on the public realm.

5.1.5 Car parking solutions which may be suitable for developments in the Town Centre are listed below.

5.2 Parking courts

5.2.1 Rear and side parking courts minimise the impact of cars on the street scene. They should be well landscaped, carefully lit, limited in size and well overlooked to reduce security concerns. Access to the front door should be convenient. Sustainable urban drainage should be provided through rain gullies, permeable surfaces and areas of soft landscape.

5 ACCOMMODATING VEHICLES

Sustainable urban drainage in the form of a rain and permeable landscaping

Disadvantages of frontage parking include: • loss of on-street parking and delivery space• vehicles reversing across the pavement • camber on pavement required to create a long stretch of

dropped kerb inconvenient for pedestrians. • vehicles can dominate views of the building • large expanses of tarmac and lack of front boundary have

negative impact on street scene

Surface car parking should be located away from the public realm and interspersed with vegetation.

A better example of a front parking court. Positive features include:• front boundary wall• limited number of spaces integrated with landscape• parking is not directly adjacent to ground floor

accommodation• no reversing into the street


5.4.3 The entrances to underground and podium car parks should be located and designed to avoid gaping holes in street elevations. Sloping sites can create an opportunity to provide basement or semi-basement parking. However, as illustrated in the previous section on ‘Dealing with sloping sites’, this needs to be carefully considered to avoid areas of blank frontage. Flooding risks and land stability should also be fully considered.

5.5 Multi-Storey Car Parks

5.5.1 These should be wrapped in other uses to avoid dead frontages. High quality cladding or green walls are an alternative.

5.6 Car clubs

5.6.1 Car clubs are encouraged in the centre of Bournemouth. They can reduce the need for parking spaces in residential schemes, helping to maintain the character of the Town Centre. The Council is developing a Car Club network which needs to be supported and extended as part of new developments. Car club cars should be visible, accessible and open to all.

5.3 Undercroft car parks

5.3.1 Undercroft parking incorporated into the ground floor of a building should be enclosed by a wall and grills. Balconies at first floor level and planting can be used to counter the deadening impact of parking on the building frontage.

5.3.2 The need for mechanical ventilation should be avoided.

5.4 Basement and podium car parks

5.4.1 Basement car parks allow active street frontages to be maintained. The layout of parking bays should not be allowed to dictate the form of the building above.

5.4.2 The opportunity should be taken to provide valuable private or communal garden space above underground parking.

The Iroko social housing development in London by Haworth Tompkins architects features well used communal garden for residents built over a public car park. Photo: Morley Von Sternberg

Where the use of the ground floor for car parking is proposed the impact can be softened through landscaping and the inclusion of large windows and balconies at first floor level creating a strong active frontage.

Decorative grills can improve the appearance of parking from the public realm.

Undercroft parking can look scruffy and results in the loss of active building frontage at ground level.

Car club vehicle in the Town Centre

Cladding enlivens the appearance of a multi- storey car park.


6.1.4 As well as creating more interesting elevations, well-designed porches, roof terraces and balconies provide outdoor space which can be used and personalised by the occupiers of the building.

6.2 Fenestration and rhythm

6.2.1 The balance of solid to void - or walls to glazing - requires careful consideration. In historic buildings the walls are dominant giving buildings a solid appearance. Modern construction allows much larger openings and the wall can even be dispensed with entirely. However large expanses of glazing can appear rather cold and unwelcoming and are unlikely to be appropriate in a historic setting. Blank areas without fenestration should also be avoided, particularly in any elevation visible from the public realm.

6.2.2 The majority of historic buildings in the Town Centre have generous, vertically proportioned windows creating a formal rhythm while some Art Deco influenced buildings have large horizontally proportioned windows. Contemporary buildings should seek to reflect this and avoid small, square windows.

Dark and reflective glazing should normally be avoided.

6.1 Depth

6.1.1 In any building, whatever the scale, it is important to create depth within elevations. Flat facades and lack of interest in the roofline can make even small buildings appear boxy and bulky.

6.1.2 In historic buildings depth is often a result of deep window reveals, bay windows and recessed entrances. New buildings should create depth in the same way.

6.1.3 Where the construction and materials proposed mean that this is inappropriate, depth should be created in other ways. For example contemporary buildings can also create depth by incorporating roof terraces, shifts in massing, canopies and brise soleils.

6 APPEARANCE

Areas of small and/ or square windows tend to create bland elevations which do not relate to the town’s character. In the case of residential accommodation detail and fenestration should give the impression of a welcoming, pleasant place to live.

A contemporary residential development with depth in the facade and a welcoming entrance at the front of the building.

Deep window reveals and porches create depth in Victorian properties.


6.2.3 Where a new building seeks to replicate the style and detailing of historic properties care should be taken to ensure that the scale and proportions of windows and features, such as bays, are accurate.

6.3 Entrances and ground floors

6.3.1 Entrances should be located on the front facade, clearly visible from the street. Building design should seek to highlight the entrance through massing, materials and detailing. The inclusion of high quality door furniture is important to create a welcoming entrance.

6.3.2 Particular attention should be paid to the design of the ground floor and immediate surroundings

Above: balconies are inappropriate at ground floor level - residents and visitors often climb over them. This desire for direct access to patios or communal gardens should be provided for.

Varied treatment of floors with access to a patio for ground floor residents.

This building features Victorian style bays with vertically proportioned windows but the proportions of the entrance porch and dormer window are at odds with the rest of the building.

to ensure that the building meets the ground successfully. It is rarely appropriate for the ground floor to replicate the elevation of storeys above. For example it might be desirable to use different materials, increase the floor to ceiling height, protect the privacy of ground floor residents, provide direct access to outdoor space and/ or design areas of planting adjacent to the building.

Massing, materials and details articulate the entrance, a change of materials differentiates the ground floor and generous balconies provide well-used outdoor space.


6.4 Boundaries

6.4.1 Much of the development in the Town Centre, and particularly in the Core area is built to the back of the pavement. Where development is set back the provision of a low but robust boundary wall, or a low wall with railings, is important to clearly define the edge of the public realm. Appropriate materials for walls include brick or render to match the building facade or Purbeck stone.

6.4.2 Vegetation is also an important feature of many boundaries and is often combined with walls and railings. Breaks in boundaries, for example for vehicular access, should be kept to a minimum.

6.5 Shop fronts

6.5.1 Policy D6 of the AAP emphasises the need for good shop front design. Shop fronts, including services and food and drink uses, are an important part of the character and quality of the Town Centre.

6.5.2 Historic shop fronts should be retained and sensitively refurbished. Historic features should be kept and should not be covered up.

6.5.3 Both replacement shop fronts and those in new buildings should follow certain design principles:

• Proportions should relate to the building above• Stallrisers should be included to provide a robust

base to the shop front • Pilasters and glazing divisions are important to

create vertical rhythm and subdivide areas of glass, creating a human scale

• Sufficient space for the fascia should be designed into the scheme

• There should be a clear division between the shop and building above

• If upper storeys are also part of the retail unit careful consideration should be given to the treatment of all storeys to maintain human scale, depth and interest

• Entrances should be recessed to create depth and interest in the facade and should normally be centrally located

• High quality durable materials should be used• The fascia should not be oversized and the size

and typeface of lettering should be carefully considered

• In a historic setting the fascia should be timber and well detailed

• Windows should provide views into the store rather than being obscured by dark glazing or stickers

Lack of boundary treatment to separate the public and private realm

Where buildings are set back from the public realm there is typically a low boundary wall creating a clear definition between public and private space. Purbeck stone is a distinctive boundary treatment found in much of the town centre

A new shop front in traditional style with a stall riser, well moulded timber fascia and recessed entrance


Subtle signage and recessed entrance. Stallriser steps down slope

Recessed entrance, outdoor dining space and decorative tiles

Striking signage on the Print Room complements the style of the building

Ground floor units reflect rhythm and proportions of building above.

Cafe which retains the original shop front

Well detailed shop front with well-proportioned fascia, stallriser and glazing divisions.

Size and location of signage is appropriate and consistent in a row of small units.

Shop front creates depth and activity and relates well to character of the 1950’s building above


A fun and innovative cafe fascia which moves in the wind

High quality painted fascia

Shop front lacks depth and stallriser

Canopies and retractable canvas awnings can add interest to the street scene as well as providing shelter. Some food and drink units feature folding timber-framed windows which can be opened up to the street. Over-sized, poor quality fascia

Roller shutters deaden the street scene and are a target for graffiti. Shutters must be of a type that allows the shop behind to be clearly visible when the shutter is down.

Decorative security grill


Example of a modern retail development which relates well to a historic setting and creates a human scale, Whitefriars, Canterbury. Positive features include the outdoor seating area, sensitively designed signage and provision of appropriate space for the fascia, solid pilasters and frequent glazing divisions.

Space for signage has not been incorporated into the design of the building. Trough lighting should be avoided

Curved glazing and high quality individual built-up letters on a prominent corner

6.5.4 In the case of the redevelopment of a site to create an entirely new retail or mixed use building careful consideration should be given to the design of upper storeys as well as the shop front on the ground floor. In a historic context it is appropriate for upper storeys to have a more solid appearance with fenestration and detail creating interest.

6.5.5 Appropriately sized and located space for signage should also be provided.


Bournemouth Palette

Warm orange/ red stock bricks with soft appearance and colour variation

Zinc cladding

Glazing and powder coated steel

Pale painted render and brickwork Pale render on a more modern building

Grey engineering brick with dark pointing

Purbeck stone wall

Bath stone wall

Natural slate roof tiles

Glass bricks

Buff bricks with varied texture and colour

Polished stone stallriser


6.6.3 The basic traditional palette of materials within Bournemouth town centre consists of: • handmade orangey red coloured stock brick• handmade buff/ cream coloured clay brick• pale render • pale painted brick• Bath and Purbeck stone• slate and occasional clay roof tiles• terracotta and faience cladding

6.6.4 Successful contemporary buildings have incorporated materials including:

• more extensive glazing• coloured baked glass• glass bricks• grey engineering brick (for limited parts of a

building in certain character areas)• polished stone• zinc panelling

6.6.5 In addition to the established palette the innovative use of recycled, locally sourced and highly sustainable materials is encouraged.

6.6.6 The palette will inevitably evolve over time. If a scheme proposes the use of materials which are not part of the palette considerations should include:

• complementing the existing palette in the vicinity• aesthetics• durability and sustainability, including robustness

to saline atmosphere and windblown sand, especially close to the seafront

6.6.7 Materials which perform poorly under these criteria should be avoided, particularly in elevations visible from the public realm. This includes materials such as:

• plastics • synthetic materials which attempt to replicate

natural materials such as stone

6.6 Materials

6.6.1 The best buildings use a limited palette of carefully selected high quality materials. Elevations which include four or more materials can appear fussy and are often an attempt to disguise inappropriate scale and poor massing.

6.6.2 Rather than being applied in arbitrary patches materials should be used to articulate the form and function of the building - for example by corresponding to shifts in massing or to distinguish elements such as the ground floor, top storey or main entrance.

Materials should relate to a building’s form and function.

Bottle wall reuses materials and introduces colour. Photo: Nate2b

A limited palette of high quality materials which relate to the local character is often most effective.


• concrete roof tiles • bricks which are not in traditional shades, lack

variation or are too smooth• cladding which lacks depth and variation

Brown bricks are not part of the traditional palette

These ‘multis’ are not typical of the Town Centre palette

Shiny engineering bricks lack variation in texture and colour

Bricks containing exposed aggregate are not characteristic

Poor quality roof tiles

Render should be specified to suit the coastal environment in order to resist algae and fungal growth and fittings should be resistant to salt corrosion to avoid rust stains.

Timber cladding is not typical of the town centre, other than beach huts. Both timber cladding and synthetic materials which seek to create a similar effect should be avoided unless there is a clear relationship to the Gardens.

Cladding which is flat, appears cheap or lacks variation should be avoided

This rainscreen cladding is flat, lacks variation and has become stained.


The soldier courses and brick sills attempt to echo detailing on more historic buildings but appear rather heavy and crude.

Better brick detailing on a contemporary development in a historic context on West Hill Road.

Many of Bournemouth’s historic buildings benefit from intricate brick detailing.


splashes of colour

6.7 Colour

6.7.1 Many historic buildings in the town feature colourful decoration or stained glass. Several recent developments have introduced bright, bold colours. The use of high quality materials which introduce limited amounts of colour against a backdrop of the basic palette is encouraged in the Town Centre. Colour can make buildings more welcoming, adding a sense of fun and delight which is fitting in a seaside town.


details & decoration

6.8 Details and decoration

6.8.1 Bournemouth’s historic buildings are often carefully crafted and feature elaborate Victorian and Edwardian detailing, or bold Art Deco patterns. Decorative features include fanlights, railings, and detailing around windows and entrances such as mouldings and decorative terracotta tiles. This attention to detail creates character and lifts the quality of the built environment, giving buildings human scale and interest.

6.8.2 In new buildings, design teams should consider how this sense of craftsmanship can be achieved. This might include the use of an artist as part of the design team. Carefully crafted features should be incorporated into the design at the earliest opportunity. As in historic buildings artwork and decorative features should be integrated into the form and function of the development rather than being added as an afterthought or to redress a poor blank facade.

6.7.3 The integration of detailing and decorative features can be achieved in many ways. For example an entrance might include crafted wrought iron gates, decorative glazing or carefully designed signage. Decorative ceramics are characteristic of Bournemouth and panels of decorative moulded or printed tiles can be set into brick facades to add interest to contemporary buildings.

Bournemouth Town Centre Development Design Guide - part 1

Documents

Transcript of Bournemouth Town Centre Development Design Guide - part 1