Poole Core Strategy Review
Issues & Options
Consultation Document
February 2015
Poole Core Strategy Review. Issues & Options. Consultation Document. February 2015
Page 2
Table of Contents
1. Your chance to help shape the future of Poole................................................................................ 4
How to get involved ........................................................................................................................ 4
Next steps ...................................................................................................................................... 4
2. The Vision for Poole ........................................................................................................................ 5
3. Are we achieving the Vision? .......................................................................................................... 6
Spatial Ambition 1 .............................................................................................................................. 6
Town Centre Character Areas ........................................................................................................ 6
Town Centre Shopping ................................................................................................................. 10
Spatial Ambition 2 ............................................................................................................................ 11
Affordable Housing (Policy PCS6) ................................................................................................ 12
Housing for the Ageing Population (Policy PCS7) ........................................................................ 13
Housing for Gypsy and Travellers (Policy PCS9) ......................................................................... 15
Local Shopping Centres ............................................................................................................... 15
Retail Parks .................................................................................................................................. 16
Spatial Ambition 3 ............................................................................................................................ 16
Spatial Ambition 4 ............................................................................................................................ 21
School Places............................................................................................................................... 21
Public Open Space (Policy DM9) ................................................................................................. 23
Historic Assets (Policy DM2) ........................................................................................................ 24
Spatial Ambition 5 ............................................................................................................................ 24
Accessibility and Prime Transport Corridors (Policies PCS15-20) ................................................ 24
Sustainable Building Design (Policies PCS8, 31, 32 & 33) ........................................................... 25
Managing the risk of flooding (Policy PCS34) ............................................................................... 25
European and International Protected Sites (Policy PCS28) ........................................................ 25
Green Belt (Policy PCS30) ........................................................................................................... 26
4. What options do we have for strategic growth? ............................................................................. 28
Five Year Land Supply ................................................................................................................. 28
Options for how we accommodate growth in Poole ...................................................................... 29
5. Supporting Infrastructure............................................................................................................... 33
Appendix 1: list of adopted Core Strategy Policies (2009) and whether they require significant
amendment .......................................................................................................................................... 34
Appendix 2: list of other Poole Local Development Plan adopted policies and whether they require
significant amendment ......................................................................................................................... 36
Poole Core Strategy Review. Issues & Options. Consultation Document. February 2015
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1. Your chance to help shape the future of Poole
1. Ten years ago we asked you for your views on the way Poole should develop over the period
2006-2026. These fed into preparation of the ‘Core Strategy’, a plan that sets out the strategic
vision for how much and where new development such as housing, employment and shops
will take place and how together we can make Poole a better place. Ten years on we are
reviewing how we are doing in achieving this vision and starting to look beyond 2026 to 2031.
Q1. Are there any issues in the way Poole is developing that need particular attention or can be
improved?
How to get involved
2. You can view the consultation documents and supporting evidence on the Council’s website at
http://www.poole.gov.uk/planning-and-buildings/planning/ldp/core-strategy-review/ or view a
hard copy in the Planning reception at the Civic Centre or at any library in Poole.
3. As a part of the Core Strategy Review we are also reviewing our planning policies that we
have developed since the Core Strategy was adopted. Appendices 1 & 2 set out which current
policies are being reviewed and these policies are referenced throughout this document.
4. We are also consulting on other plans alongside the Core Strategy Review:
 Town Centre Planning and Urban Design Supplementary Planning Document (SPD) – provides a detailed
master plan and the principles for redevelopment within the Town Centre, including the Regeneration Area
 Preliminary Draft of the Community Infrastructure Levy Charging – revised charging rates for each new
square metre of development, which will be used to provide infrastructure to support development
 Draft Dorset Heathlands Planning Framework 2015-2020 SPD – provides the approach to how new
residential development can mitigate harm to European protected heathland sites
5. Please respond by 31st March by:
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
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
Completing our online response form at https://poole.objective.co.uk/portal/
Email: [email protected] with “Core Strategy” inserted into the subject box
Post: Planning Policy, Planning and Regeneration, Borough of Poole, Civic Centre, Poole BH15 2RU
Contact phone number for more information: 01202 633321
6. We are also holding a series of drop in exhibitions where you are welcome to come and
discuss the plans with the Planning Policy team. These are:
 23 & 24 February: 58 High Street, Poole 11am-3pm
 9 March: Creekmoor Library 2pm-5.30pm
 11 March: Hamworthy Library 1pm-6.30pm
 20 March: Hamworthy Club, Magna Road 2pm-7pm
Next steps
7. The feedback will inform the Pre-Submission draft Core Strategy, which we plan to publish for
comment in late 2015. Provided that we do not need to make any significant modifications to
the draft, the Council will then submit the plan to the Secretary of State for public examination
in spring 2016, with the aim of adopting the plan in the latter half of 2016. The Core Strategy
Review will then replace the 2009 Core Strategy and be used to guide development and the
use of land and be the starting point for the determination of planning applications to 2031.
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2. The Vision for Poole
8. The Core Strategy vision was:
“Poole is a vibrant town, with strong communities, where people enjoy healthy lifestyles, care about the environment and support each other”
Poole Partnership is preparing a new vision for Poole which is expressed as an illustration:
Q2. Is anything missing from the vision that should be considered in the review of the Core Strategy?
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3. Are we achieving the Vision?
9. The Core Strategy set five spatial ambitions to achieve the vision, which we discuss in turn:
Spatial Ambition 1
The town centre is transformed to offer an urban experience which is unique
to Poole
10. The Core Strategy focusses on the Town Centre as the area most likely to change over the
plan period. The redevelopment of key sites in Town Centre North for retail and leisure
development and waterside regeneration sites to deliver new homes, businesses, shops,
hotels and public waterfront spaces will lead significant change. It is also home to significant
heritage assets and is a major tourist attraction.
11. We are also consulting upon a revised Town Centre Planning and Urban Design SPD. The
SPD should be read alongside the Core Strategy and provides additional details. Any
responses to the SPD consultation will also be fed into the Core Strategy Review.
Furthermore, Poole Quays Forum is preparing a neighbourhood plan setting out how the
community would like to see this area change, provided that the ambitions conform with the
Council’s overarching Core Strategy.
12. Despite delivery of the Twin Sails Bridge the recession and rising development costs have
discouraged private investors from redeveloping many of the allocated sites in the Town
Centre. The Council may have to accept that in order to regenerate the area and overcome
the constraints such as flooding and contaminated land that developers will not be able to
provide the levels of affordable housing or other community infrastructure originally envisaged.
Town Centre Character Areas
13. Figure 1 sets out the seven character areas that form the Town Centre area, and the map is
followed by discussion on each of those areas.
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Figure 1: The seven Character Areas that make up the Town Centre
Character Area 1: Town Centre North (Policy PCS12) – The Core Strategy proposed 35,000sqm
retail and leisure floor space around the Dolphin Centre, with relocation of the bus station, 350-700 homes and
a new public square. Unfortunately there has been no progress as yet and recent retail forecasts indicate the
potential for lower growth of comparison (non-food) floorspace to 2024. We have undertaken some additional
work to identify a number of sites within Town Centre North that could be developed to make better use of the
land.
Figure 2 (overleaf) illustrates the sites in greater detail. On Figure 2, the area that includes the former Goods
Yard site (Site 4), Stadium (Site 5) and Barclays (Site 6) over time could be re-developed in whole, or part to
regenerate this part of the Town Centre. The area lends itself to higher buildings and could secure significant
numbers of new homes, offices, town centre parking, a new Stadium and substantial public realm and
townscape improvements. The Council would want to retain important employers within the town as well as
providing updated sporting facilities.
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These proposals if taken forward would update Policy PCS12 (and are covered in more detail in the Town
Centre SPD). Options for the Dolphin Pool and Kingland Road car park (Site 3 in Figure 2) are set out later in
this document (see Site G).
Q3 (a). Do you agree that the area that includes the former Goods Yard, Stadium and Barclays should be
identified for enhancement and thereby help provide a range of uses to support the needs of the town?
Q3 (b). Should the area around Kingland Road (Site 2 in Figure 2), previously identified for retail expansion,
now look to provide new cultural facilities such as a cinema and leisure facilities in addition to a smaller amount
of retail floorspace?
Character Area 2: High Street – This area provides a transition between the two anchor attractions, the
Dolphin Shopping Centre to the north and Poole Quay to the south. To help support retail growth we introduced
a Local Development Order in 2013 to allow greater flexibility for shops to change use to offices and food and
drinking establishments without the need for planning permission. However, as yet these flexibilities haven’t
generated any noticeable change to this area. There are numerous landowners which adds to the complexity of
attempting to redevelop the area, but to add vibrancy to the Town Centre, we could amend the policy to
encourage appropriate re-development for a variety of retail, leisure and community uses on the ground floor
with housing above or even wholly residential.
Q4 (a). Should we provide more flexibility for shops to be converted to retail, leisure and community uses on the
ground floor with housing above?
Q4 (b). Should we go further still and allow ground floors to also be changed to residential use?
Q4 (c). Do you have any other suggestions for how we can improve the vibrancy of the High Street?
Character Area 3: The Quay and Old Town – This character area has a strong cultural and heritage
character, comprising many of Poole’s listed buildings related to the Port’s history. We have relaxed retail
policies in this area to encourage shops and entertainment aimed at the tourism and evening markets. The
Thistle Hotel is allocated for hotel, leisure and community uses and we also encourage the infilling of small
scale sites in Old Town with new housing.
Q5. Do you have any suggestions for how we could improve the area around the Quay and Old Town?
Character Area 4: West Street / West Quay Road – This Character Area and Character Area 7
combine to form the ‘Regeneration Area’, which is allocated in the Core Strategy for a significant proportion of
Poole’s housing growth, as part of a new community that will include business, retail and community uses
around new public quaysides. The Regeneration Area is split into four sites that are shown in more detail in
Figure 3 (overleaf). We expect that in 2015 a developer will submit a planning application for Site 3 on Figure 3
that lies between the two bridges.
Q6. Do you have any suggestions for the redevelopment of sites 3 and 4 on Figure 3?
Character Area 5: The Seldown residential area – this area is already built out and offers no further
opportunities for redevelopment, but is included as part of the Town Centre.
Character Area 6: The Port and Southern Quayside – The Council is using government funding to
improve transport access to the Port from the A31. The options for access and movement around the Town
Centre form part of the consultation on the Town Centre Planning and Urban Design SPD, however, we would
welcome your views as part of this consultation. Poole Harbour Commissioners who run the Port are also
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undertaking a Harbour Revision Order to re-align the sea walls and create new employment land whilst also
enabling access for larger vessels.
Q7. Do you have any views on the proposals for new employment land and better accessibility to and from the
Port?
Character Area 7: Lower Hamworthy – This character area forms the part of the Regeneration Area as
shown in Figure 3. Site 1 in Figure 3 is allocated for over 1,100 homes, up to 300 care bed spaces, public open
space, community use and restaurants & cafes. Site 2 in Figure 3 is allocated for over 250 homes, a business
centre, B1 business space (offices), a budget hotel, a facility for the rowing club and public space. The first
phase of Site 2 is already underway with 82 new homes, but due to high development costs was unable to
provide affordable housing. The developer has also told us that the offices element of phase 2 is not viable in
the current market as there isn’t any interest in office space in the Town Centre.
Q8. Do you have any different suggestions for the redevelopment of the former power station site (Site 1 in
Figure 3) that will benefit the people of Poole and allow development to happen?
Figure 2: Sites within the Character Area 1: Town Centre North
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Figure 3: Sites within the Character Area 4: West Street / West Quay Road and Character
Area 7: Lower Hamworthy that make up the ‘Regeneration Area’
Q9 (a). What are your views on the Council removing requirements to provide office development in Site 2 on
Figure 3 and reducing the level of affordable housing in sites 1, 2, 3 & 4 on Figure 3 to enable the Regeneration
Area to come forward for development?
Q9 (b). What are your views on the Council removing height restrictions on these sites in the Regeneration
Area?
Q9 (c). Are there any other sites within the Town Centre that you think we should consider for re-development?
Town Centre Shopping
14. As a shopping destination Poole Town Centre has felt the effects of the recession like many
other centres with very little new investment. Recent retail forecasts have watered down the
growth ambitions aspired to by the Core Strategy predicting a demand for 15,900 –
18,000sqm1 more comparison floor space (non-food) and nil growth in convenience floorspace
(food). To meet the floorspace requirements and maintain market share against competing
town centres, we can encourage the creation of new shops and recognise that retail growth
may occur through the more efficient use of existing floorspace resulting in increased sales
densities within existing shops, i.e. more money spent in the same amount of floorspace.
1
Poole and Purbeck Retail Study (2014)
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Q10. Do you agree that the Core Strategy should continue to promote improvements to Poole
Town Centre, including the accommodation of additional retail floorspace?
15. With the rapid growth in internet sales expected to continue beyond 2020, the role of the Town
Centre will change, remaining a prominent place to shop but with a focus on a more varied
offer. The Town Centre may become more of a recreational destination, with an increase in
food and drink establishments and new housing, rather than an expectation that investors will
fund the development of new shopping units.
Q11. Given the changing retail environment over the last few years how should Poole Town
Centre adapt as the focus for the Borough and what range of facilities would you like to see
provided?
Spatial Ambition 2
A network of lively, attractive urban centres is developed as a means of
addressing Poole’s housing needs
16. The focus of the Core Strategy is to direct the highest density housing to the most accessible
locations in the Borough, namely in locations within 400 metres of a high frequency bus route
and a local centre. This strategy enables us to focus transport infrastructure and service
provision to these areas whilst protecting the stock of family homes in lower density areas to
help meet and balance our housing needs.
17. The Core Strategy has a target of providing an average of 500 new homes each year to 2026
(10,000 over the life of the Plan), with expectations that the development rate would be higher
in the short term due to the availability of large regeneration sites in the Town Centre. As a
consequence of the recession, together with other factors, these sites have not come forward,
resulting in average yearly housing completions since 2006/07 of around 450 homes. The
revised trajectory in Figure 4, shows just how starkly housing completions have fallen during
the recession below the annual target (red line). The market has slowly started to recover, but
significant levels of growth are currently constrained by stricter limits to bank loans and a
much reduced supply chain (e.g. brick makers), when businesses went under during the
recession. Provided the housing allocations come forward we could still achieve the Core
Strategy housing target of a minimum of 10,000 dwellings by 2026.
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Figure 4: Poole housing trajectory
Total Completions (Net)
Number of dwellings
1200
Total Projected Completions
(Net)
Poole Core Strategy Strategic
Housing Requirement
1000
800
600
400
200
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6
6
6
8
5
8
5
4
4
2
0
3
7
6
1
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9
2
2
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2
5
7
4
7
1
4
6
0
5
6
4
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9
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9
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1
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0
Year (1st April - 31st March)
18. Draft work on identifying the objectively assessed housing need for South East Dorset2
currently suggests a yearly requirement for Poole of 700 new homes over the revised Core
Strategy period to 2031, a significant increase on the current Core Strategy requirement of
500. Due to constraints such as its coastal location, European Protected Sites and Green Belt,
the options for meeting the needs of Poole’s growing population are limited. A key question
that the Core Strategy Review will therefore need to address is how many and where new
homes in Poole will be provided. See Section 4 later in this document.
Affordable Housing (Policy PCS6)
19. One of the main objectives of the Council is to meet the housing requirements of all
communities in Poole, particularly those families and individuals that cannot afford to buy
market housing and rely on the private rented sector to meet their housing needs. Poole has
high house prices and these, combined with average earnings that are below the national
average, means that many who would like to buy their own home are unable to do so. It is
therefore crucial that new affordable/social rented and intermediate housing is delivered which
provides the prospect of making the step to home ownership.
20. The Core Strategy set a target of delivering an average of 175 affordable homes each year.
Since 2006 just under 600 affordable homes have been built at an average of around 75 each
year, but most of this was early in the plan period. The recession has squeezed the viability of
schemes, with little or no margin of profit whereby the Council can ask for a proportion of the
units as affordable housing. Furthermore, recent changes in government policy means that we
can now only seek affordable housing on sites of 11 dwellings and above, a factor that will
serve to further restrict the already limited supply of new affordable homes.
2
Draft Bournemouth and Poole Strategic Housing Market Assessment 2014
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21. The Core Strategy set an affordable housing target of 40%, but as explained above few
schemes have achieved this. Recent viability work3 has provided an up-to-date position on
future affordable housing targets and associated Community Infrastructure Levy rates across
the Borough. The study suggests that the level of affordable housing that can be achieved
ranges from 40% in North Poole, Lilliput & Branksome and Sandbanks to 0% across central
Poole (including the former Power Station site). The work also shows that a 40% affordable
housing target could be achieved on some forms of specialist accommodation for the elderly.
The recommended revised affordable housing rates for each housing sub-market area are
shown in Figure 5. Also included are the proposed rates for Community Infrastructure Levy
which is discussed later in Section 5. A larger version of this map can be viewed on the
Council’s website.
Housing for the Ageing Population (Policy PCS7)
22. The number of people in Poole over the age of 65 is predicted to increase by more than a third
by 2030, an increase that is likely to prove challenging for social care providers and health
services.
23. The Core Strategy identified a requirement for an additional 500 to 700 net additional care
home bed spaces by 2025. Since the Core Strategy was adopted, significant progress has
been made on meeting the projected need for care home bed spaces, particularly in relation to
the need for additional bed space provision for people suffering from dementia related
conditions.
24. There are currently 38 care homes in Poole with a total of 1,492 bed spaces. Estimates of the
future demand for residential care in Poole are sensitive to assumptions made about future
models of care. With an increasingly ageing population it is important that the balance of care,
between institutional forms of care, extra care/assisted living, sheltered housing and
community or home care will need to take account of the relative effectiveness, relative cost
and user and family preferences.
25. Research suggests that the current supply of care home beds in Poole should be sufficient in
the short term, if the proportion of older people living in care homes does not increase. This
appears reasonable given the current emphasis on promoting independence and increasing
community support services.
26. Furthermore, there should be sufficient care home beds overall in Poole until towards the end
of the plan period if all current planning consents are developed. However, care home
closures and new development will need to be closely monitored to ensure that sufficient care
bed provision is maintained, particularly for people with dementia, and supplemented with
other forms of specialist accommodation that enables people to remain independent for as
long as possible.
3
Poole Core Strategy Review Plan Viability, CIL and Affordable Housing Study (December 2014)
Poole Core Strategy Review. Issues & Options. Consultation Document. February 2015
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Figure 5: Proposed new affordable housing targets and CIL charging rates
Q12 (a). Do you agree with these revised affordable housing targets for each housing sub-market
as shown in Figure 5?
Q12 (b). Despite the “Rest of Borough” having a 0% affordable housing target, do you agree we
should still ask developers of schemes of 11+ dwellings to provide some affordable housing where
viability allows?
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Housing for Gypsy and Travellers (Policy PCS9)
27. As part of their statutory housing responsibilities, Councils are required to identify how and
where they will meet the housing needs of gypsy and travellers. The Council has joined forces
with other Dorset authorities to prepare a joint plan in a search for gypsy and traveller sites
across the County. There are two types of site to find, (i) permanent, all year round, residential
sites such as our existing site at Yarrow Close, Mannings Heath and (ii) transit sites or
Temporary Stopping Places used more sporadically by gypsy and travellers passing through
the Borough.
28. The latest needs assessment reveals a future requirement of 18 further permanent pitches in
Poole. Yarrow Close is fully occupied with no scope for expansion, so we need to find a new
permanent site elsewhere in the Borough. Work to date as part of the joint Plan has been
unable to identify a suitable site in Poole’s built up area, and so now is the time to consider the
potential of releasing land from the Green Belt for this purpose through the Core Strategy
Review.
Q13 (a). Can you suggest any sites we could consider for permanent gypsy and traveller
accommodation in the Borough?
Q13 (b). If no, as the Council has a statutory responsibility, then should we release Green Belt to
make provision for permanent gypsy and traveller accommodation?
29. Since the Council’s own search for a transit site in 2014 did not succeed (following refusal of
planning permission on two shortlisted sites) the stance continues to be to manage
unauthorised encampments when they arise, which are generally only during the summer
months, and to continue with this approach in the future.
Q14 (a). Do you support the Council’s view that we should continue to manage unauthorised
encampments rather than allocate a temporary stopping place / transit site?
Q14 (b). If no, where would you suggest a suitable site for this purpose?
Local Shopping Centres
30. Our network of local centres, such as Ashley Cross, Ashley Road (Upper Parkstone) and
Broadstone play an important role in local communities, providing community facilities and
shops that are highly accessible to nearby residents. As discussed previously, the Core
Strategy focusses high density residential development within 400 metres of local centres to
improve accessibility and increase vibrancy of the local centre.
31. Retail forecasts tell us that although there is no need for additional food floorspace within
Poole, increasing competition for market share will see investors looking for opportunities for
new small scale top-up food shops or budget supermarkets across the Borough. With
changing shopping patterns through lifestyle changes and more spending in smaller top-up
food stores, there is still a future for the role of a local centre in the heart of the community.
Q15. Do you have any suggestions for how we can help support the vibrancy of our local
centres?
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Retail Parks
32. To try and protect the Town Centre and local centres, we restrict the growth of retail parks,
such as Wessex Gate Retail Park, to ensure that they do not draw too many shoppers away
from the town or local centres. The shops are restricted to the sale of what we refer to as
‘bulky goods’ that need vehicle access, which is not conducive to town centre locations. We do
not allow additional floorspace on retail parks and we require that applicants seeking planning
permission provide assessments illustrating why the proposal will not have a detrimental
impact on the Town Centre or local centre. Currently we only require these assessments on
developments over 500sqm. As the average unit size in Poole is 400sqm, we suggest lowering
the threshold.
Q16 (a). Do you agree that we set a lower threshold of 400sqm, whereby applicants have to
provide information about the choice of site and impact of the development on the Town Centre
and nearby local centre(s)?
Q16 (b). Should we provide greater flexibility and allow a mixture of shops in the retail parks and
allow extra floor space to take place? Will this have an effect on the Town Centre?
Spatial Ambition 3
Poole’s economy is restructured into one which meets the challenges of the
21st Century
33. The 3 key strategic objectives for Poole’s economy4 are (i) stimulating business enterprise and
innovation; (ii) supporting employment education and skills; and (iii) facilitating the delivery of
infrastructure, transport, housing and key sites.
34. The Core Strategy focusses on improving productivity and increasing wages, but due to the
recession this strategy has yet to produce significant improvements. Unemployment levels in
Poole remain low, but average wages have fallen further behind the national average, making
it difficult for the local workforce to afford house prices. There are also the growing issues of
high unemployment of school leavers and how we can retain graduates. Bournemouth
University and the Arts University Bournemouth (both located in Poole) are the UKs leading
creative/digital universities, but the type of employment they are training for isn’t available
locally.
35. The number of full time equivalent jobs is forecast to increase at 0.6% per year to 2031. Work
in 20125, translated this into a requirement for up to 186 hectares of new employment land
across South East Dorset to 2031. This includes a 20% buffer over what is actually needed to
allow for a choice of sites and flexibility. Since this assessment was carried out, 17.5 hectares
of employment land south of Magna Road (Site A) has been granted planning permission.
There are also a number of new employment schemes that could come forward to further
increase the supply and choice of sites, including the Port and Joint Universities Business
Park (Site B) in Poole, and further afield at Bournemouth Airport, Holton Heath and Ferndown.
4
5
Poole Economic Development Strategy and Action Plan 2014-2019 (September 2014)
Bournemouth, Dorset and Poole Workspace Strategy Update (2012)
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If some or all of these new sites come forward there would be a significant surplus of
employment land in South East Dorset.
36. Experience shows it is difficult to predict the changing needs of businesses and rates of
economic growth. Local agents have told us that over the past 5 years the take up of
employment land and creation of jobs has been slow, but it is starting to pick up. In particular
there are a number of Poole based businesses wishing to expand, but cannot find suitable
sites within the Borough at the current time. Therefore we could consider providing new
employment sites to meet this locally identified demand. We have identified two sites that we
would like your views on for employment development (Sites A & B). Each site is on greenfield
land, which inherently have less site specific difficulties, and would if brought forward provide a
choice of sites for local employers seeking new premises.
Site A: Land South of Magna Road
In 2014, an Inspector granted planning permission at appeal for 1-2 large industrial units up to 16,000sqm on a
17.5 hectare site. Within the site there is planning consent for a football stadium but this is unlikely to be
implemented. The landowner has informed us of significant interest from Poole employers wishing to expand onto
the site and thereby remain within Poole. The site could accommodate more of these larger employers and
therefore we propose to allocate the land shown on Figure 6 for employment use. This differs from the extent of the
existing permission. The map shows the current Green Belt boundary, which we will need to amend as part of the
Core Strategy Review to follow a physical feature. However, we will await the outcome of the Issues and Options
consultation before determining the revised Green Belt boundary in this area.
Opportunities
 Existing planning permission for 1-2 employment units;
 Would provide significant potential for new employment growth within the Borough, attracting new
investment;
 Would allow existing local businesses to expand and grow; and
 Opportunity to re-use heat from waste generated at nearby Site Control Centre.
Constraints
 Ensuring that the scheme does not have an adverse impact upon internationally protected heathland;
 On the edge of the town and some distance from the Town Centre;
 Would need to address poor public transport links and accessibility to local services and facilities;
without dependence upon the car; and
 Increased pressure on the local highway network.
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Figure 6: Site A Land South of Magna Road
Q17. Should we add flexibility to the current permission of up to two large units, enabling
more larger businesses to relocate to the site?
Site B: Joint Universities Business Park, Talbot Village (Policy SSA20)
Talbot Village is currently allocated for student accommodation, education and housing. Following the failure of
the proposal to secure planning permission, the Talbot Village Trust, Bournemouth University and the Arts
University Bournemouth are working together with both Poole and Bournemouth Councils to prepare a
masterplan for the area. With the masterplan in its early stages, the range of uses to be accommodated and
areas they will occupy are still to be agreed. The revised Core Strategy could include a flexible policy to enable
the development of the site for a mix of uses that is likely to include education, residential, open space and
employment related to the digital and creative industries. Any housing would have to be outside of the 400
metre heathland buffer as shown in Figure 7 and provide Suitable Alternative Natural Greenspace (SANG) to
mitigate any potential impact of additional visitors to nearby heathland.
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Figure 7: Site B Joint Universities Business Park, Talbot Village
Opportunities
 Support the role of the universities;
 Provision of employment land to retain and harness the skills of graduates to enable local growth in
digital and creative industries;
 Provision of new housing (including affordable housing); and
 New open space including SANGs.
Constraints
 Ensuring that the scheme avoids any impact upon internationally protected heathland; and
 Transport infrastructure improvements will be required.
Q18 (a). Do you support the idea of a mixed development of Site B to include employment with an emphasis on
the digital and creative industries, housing growth outside of the 400 metre heathland buffer, education facilities
and open space (SANG)?
Q18 (b). In addition to Sites A & B, should we consider identifying further employment land in Poole to provide a
better choice of employment sites for the expansion of local businesses that contribute towards the projected
demand for employment land across South East Dorset?
Poole Core Strategy Review. Issues & Options. Consultation Document. February 2015
Page 19
37. We already have some longstanding employment sites within the Borough that have not
come forward for employment use. Local agents inform us that these sites are often passed
over by prospective businesses due to site constraints, viability or location. We could
consider releasing some of these less desirable employment sites to enable their redevelopment for housing, provided that we provide replacement employment land
elsewhere in the Borough that is more attractive to prospective businesses.
Site C: Land at Sopers Lane (Policy SSA3)
The landowner and local agents have told us that the site is attracting very little interest from employers despite
many years of marketing. Part of the wider site was granted planning permission on appeal for a care home
which has subsequently been implemented. The landowner would now like to redevelop the remaining vacant
land for up to 200 homes. The site is split into two parts as shown in Figure 8. Part A is available now and could
provide around 70-100 new homes. Part B is currently occupied but may become available for redevelopment
later in the plan period, providing a further 100-150 new homes and possibly some small scale employment
units.
Opportunities
 Provision of new housing (including affordable housing) on vacant land adjacent to existing residential
area; and
 Potential for housing to help fund the development of small start-up incubator units.
Constraints
 There may be some site clean-up costs which reduce the amount of affordable housing that could be
provided by any redevelopment.
38. While industry in Poole continues to grow, office development has not grown at the rate that
was forecast. Local agents report that currently demand, and thereby values, have fallen. It
is also noticeable how many owners are taking up new flexibilities offered by government to
convert office blocks into housing without the need for planning permission.
Site D: Pilkington Tiles & Sydenham Timber Yard (Policy PCS11)
The site is allocated for 250 homes, 26,000sqm of offices, 9,948sqm of hotel/leisure and 2,250sqm of retail
uses. Construction is underway on the first phase of 82 homes on this allocated site. The developer tells us
there is little interest in office development on the site, as illustrated in Figure 9, and would instead like to
substitute this for additional homes above commercial uses at ground floor level.
Opportunities
 Provision of new housing (including affordable housing) on vacant land;
 Confidence that the new housing is deliverable as development is underway; and
 Progresses regeneration of a Town Centre site, securing flood defences and public access to the
waterfront.
Constraints
 The first phase of 82 homes was unable to provide affordable housing; and
 Reduces the vibrancy of a mixed use waterside Town Centre waterside development.
Poole Core Strategy Review. Issues & Options. Consultation Document. February 2015
Page 20
Figure 8: Site C Sopers Lane
Figure 9: Site D Pilkington Tiles
Q19 (a). What are you views on whether Sites C and D should be used for employment or housing?
Q19 (b). Do you know of any other similar vacant or underused sites that we should consider for redevelopment
for housing or other purposes?
Spatial Ambition 4
Local identity and strong community life are attributes of all parts of the
Borough
School Places
39. The Council has a statutory duty, as the Education Authority, to make sure there are enough
school places for children who are resident in Poole. During the early part of the plan period,
the Council has responded to a significant increase in Primary phase pupil numbers by
expanding existing schools and establishing a new Junior school (opening September 2015).
40. We know that as this increase in pupil numbers moves through the school system, we will
need an extra 9 forms of entry (270 school places) in Secondary schools over the period
2018-2023. However, the birth rate in Poole dropped in 2013, creating uncertainty over the
number of secondary school places that will be needed beyond 2023.
41. The Council is currently working with existing Secondary schools to explore options for
securing the additional places needed, including expanding existing Secondary schools and/or
establishing a new school. Factors that will influence the future need for school places are
changes in birth rates, migration into and out of Poole, the future level of housing development
and the proportion of parents opting for a state funded school place.
42. We need to make sure we can respond to future changes in the need for school places.
Therefore, it is essential to have flexibility within the revised Core Strategy that allows for
additional school places needed in response to population changes. The Council could amend
policies for a number of sites to allow for education use, should the need arise :
Poole Core Strategy Review. Issues & Options. Consultation Document. February 2015
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Site E: Bournemouth and Poole College Site, Constitution Hill Road (Policy SSA17)
The policy allocates the soon to be vacated college campus for a residential scheme that could include a care
home and a community facility. In order to provide flexibility over potential future locations of a secondary
school, we could amend the policy to allow the site to be considered for education purposes (Figure 10).
Opportunities
 Allows flexibility to provide a new school should one be required within the plan period or beyond.
Constraints
 Impact on local highway network of two adjacent schools
Site F: Kingland Road car park and Dolphin Pool site (Policy PCS11)
The swimming pool is approaching the end of its life and is becoming increasingly costly to maintain. In order to
provide flexibility over potential future locations of a secondary school, we could amend Policy PCS12 – Town
Centre North, to allow the site to be considered for education, housing or community uses (Figure 11).
Opportunities
 Allows flexibility to provide a new school should one be required within the plan period or beyond.
Constraints
 Viability of replacing the swimming pool.
Site G: Crown Closures, Hamworthy (Policy SSA4)
If the Regeneration Area sites bring forward a significant proportion of family and affordable housing, there may
be a need for additional school places in the Hamworthy area where there are no identified sites to deliver a
school. Crown Closures is due to close by the end of 2015 and is allocated for redevelopment for a mix of
starter business units, a care home and housing. In order to provide flexibility that allows for additional school
places in response to future population changes, we propose to add education use to the list of potential uses
for the site (Figure 12).
Opportunities
 Allows flexibility to provide a new school should one be required within the plan period or beyond.
Constraints
 Land not in Council ownership; and
 Site may not be suitable for a school.
Figure 10: Site E Bournemouth & Poole College Site
Figure 11: Site F Dolphin Pool & Kingland Road car park
Poole Core Strategy Review. Issues & Options. Consultation Document. February 2015
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Figure 12: Site G Crown Closures site
Q20. Do you have any views on whether Sites E,
F, and G are suitable for education purposes, so
that we can respond to population changes and
thereby meet our statutory responsibility to make
sure there are enough school places for Poole
children? Are there any other locations suitable for
accommodating a new secondary school?
Public Open Space (Policy DM9)
43. We are very fortunate to be surrounded by plenty of natural and semi natural green space, to
have heathland, world class beaches and large strategic parks like Poole Park and Upton
Country Park. We are currently expanding Upton Country Park and enabling greater public
access to the countryside as part of the Great Heath Living Landscape project.
44. However, there are particular shortages of local parks, play areas, sports pitches and
allotments, with limited opportunities available within the town to increase supply. As a
consequence, we will need to continue protecting and improving the quality of existing open
spaces and the connections between them, in order to cater for the expanding population and
improving public health agenda (e.g. rising levels of obesity). Green spaces provide both an
opportunity for physical exercise and mental well-being with evidence demonstrating that
access to green spaces can have a positive effect on people’s health. Improving connections
between them by providing safe walking and cycling routes will encourage their enhanced use.
Site H: Turners Nursery (Policy CF1)
Policy CF1 allocates land at Turners Nursery for education use. Work by the Council on identifying new schools
has determined that this site is not suitable for this purpose. With a shortage of open space in Newtown ward,
we could designate this 1.22 hectare area of land as Public Open Space.
Figure 13: Site H Turners Nursery
Opportunities
 Could provide new Public Open Space in Newtown ward
where there is an identified shortage;
 Potential to enhance biodiversity; and
 Potential to enhance physical/mental health and well-being.
Constraints
 None
Poole Core Strategy Review. Issues & Options. Consultation Document. February 2015
Page 23
Q21 (a). Do you have any views on whether we should continue to improve and upgrade existing open spaces
for sport, recreation and physical/mental well-being and the connectivity between them to encourage walking
and cycling?
Q21 (b). Do you have any views on whether Turners Nursery should be designated as Public Open Space or
are there any other uses for the site that would benefit the residents of Poole?
Q21 (c). Do you know of any other potential sites for new Public Open Space?
Historic Assets (Policy DM2)
45. Heritage assets provide an important record of the past and the principle of sustainable
development demands that we should be custodians of our heritage so that in meeting current
needs and aspirations, this irreplaceable legacy and resource is retained for the benefit of
future generations. Due to the relatively small number of statutorily designated heritage
assets, together with locally designated assets, the conservation of the historic environment of
Poole is considered to be extremely important. Over the period to 2031, Poole will experience
significant growth, particularly in the Town Centre, where many of Poole’s most important
heritage assets are located, and the Regeneration Areas. The scale of planned development
will have significant impacts on the historic environment and it will be important to ensure that
the richness and diversity of Poole’s heritage assets continues to make a positive contribution
to the areas’ character and local distinctiveness.
Spatial Ambition 5
Environmental challenges are met effectively
Accessibility and Prime Transport Corridors (Policies PCS15-20)
46. The current Core Strategy aims to reduce the need to travel by car by and thereby help
address climate change by focussing development along Prime Transport Corridors,
strengthening local shopping centres and by providing improved bus routes and new cycle
paths in order to reduce Poole’s carbon footprint and improve accessibility.
47. Surveys in the Town Centre at peak times show that the number of people travelling fell by a
third from 2006-2013, with the reduction mainly in the number of people travelling by car
(32%). These falls may reflect changes brought about by the recession, rising fuel costs and
changes to working patterns. People travelling by bus also fell over the same period, but to a
lesser extent (6%). This evidence does not indicate a modal shift from car to public transport,
resulting from the Core Strategy policy of directing higher density development along bus
corridors. The planned redevelopment of the Town Centre and Regeneration Areas has yet to
take place and this may further encourage less car trips, but with less shopping growth
forecast, potential cuts in public subsidies for bus services and a current lack of demand for
office space in the Town Centre, the challenge will be ensuring people do not have to travel far
from the Town Centre for work.
Q22. Transport movements are a major contributor to carbon emissions. How else might the
Council address the demand for travel?
Poole Core Strategy Review. Issues & Options. Consultation Document. February 2015
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Sustainable Building Design (Policies PCS8, 31, 32 & 33)
48. Individual buildings can be built more sustainably to reduce their carbon footprint through loss
of heat or by generating some of its own energy (e.g. solar panels). We have policies requiring
strict environmental standards, but often, due to viability issues, the environmental benefit
hasn’t been achieved. Government has also advised Councils not to require environmental
standards that go beyond the requirements set out in the Building Regulations. Without any
evidence to the contrary we propose to remove our locally set housing standards for
renewable energy generation and Lifetime Homes.
Q23. Do you have any views on whether the Council should endeavour to achieve greater
standards on sustainability than the Building Regulations?
Managing the risk of flooding (Policy PCS34)
49. Strategic Flood Risk Assessments undertaken to inform the Core Strategy identified the
potential risk to the town from flooding, particularly those low lying areas near the Harbour
which will experience the most change, like the Regeneration Area sites either side of the Twin
Sails Bridge. To provide long term protection for these areas, new flood defences will be
required, some of which will be provided by new development. In addition, modelling is
currently being carried out on the risk of flooding posed by ground and surface water as a
result of severe weather events. This is likely to identify areas at risk from flooding in addition
to those already identified by the Environment Agency. As a consequence, development
proposed in areas at risk from flooding will be required to demonstrate how such risk, both
from the sea and ground/surface water sources, will be mitigated.
European and International Protected Sites (Policy PCS28)
50. We are lucky to be surrounded by lowland heathland and Poole Harbour that are rich in
wildlife, much of which is protected under International law. We therefore have to ensure that
the growth in population does not have an adverse effect upon these protected areas and
species. We have required new housing development to mitigate its impact from more people
visiting heathland by using financial contributions from developers towards the expansion of
Upton Country Park and improvements to many of the natural greenspaces in the town. Early
monitoring results suggest that generally across the Borough the mitigation measures in place
are effective. However, we need to continue to carefully manage development and delivery of
mitigation as some results, such as those for Ham Common are showing increased activity
and incidences of fires.
51. We are also exploring how we tackle the build-up of nitrogen in Poole Harbour from processed
sewage generated by a rising population. Again developers will have to ensure that
development provides adequate mitigation of the potential impact on Poole Harbour from a
development. To do this, we expect to use CIL monies, which will be outlined in an SPD that
we expect to publish for consultation later this year, jointly with other local authorities in the
Poole Harbour catchment. We will also need to review the plan for mitigating any recreational
pressures on the harbour arising from the projected increase in population.
Poole Core Strategy Review. Issues & Options. Consultation Document. February 2015
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Green Belt (Policy PCS30)
52. The South East Dorset Green Belt was defined to restrict urban sprawl and ensure that
settlements do not merge. In accordance with government guidance, we have commenced a
review of Poole’s Green Belt alongside the Core Strategy Review. We are assessing whether
the designated Green Belt is still performing its function successfully, and whether there are
less effective parts of the Green Belt that we could consider releasing to accommodate the
outward growth of Poole, if it is required within this plan period or the next. We can also
designate additional land as Green Belt if it meets the purposes of Green Belt. The initial work
indicates that the vast majority of the Green Belt in the Borough is effectively serving the five
purposes as set out in national policy, but there maybe some areas that we could consider for
future development. Poole’s Green Belt is shown on Figure 14.
Q24 (a). Do you have any views on whether we should consider releasing some Green Belt to
accommodate the future growth of Poole?
Q24 (b). Can you suggest any sites or areas of the Green Belt that are less effective that we could
assess for potential release from the Green Belt?
Poole Core Strategy Review. Issues & Options. Consultation Document. February 2015
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Figure 14: Poole’s Green Belt
Q25. Over the last 20 pages we have outlined the five spatial ambitions that the Core Strategy
seeks to achieve. Do you still agree with these ambitions and are we on the right road to achieving
them? If not, how should we shape Poole for the next 15 years?
Poole Core Strategy Review. Issues & Options. Consultation Document. February 2015
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4. What options do we have for strategic growth?
53. The starting point for any plan is the requirement to try and meet the objectively assessed
needs for housing, retail and employment land, to support economic growth in a sustainable
way. The current Core Strategy sets a target of 500 homes each year, but the latest evidence
suggests we now need 700 new homes per year in Poole, up to the extended period of the
plan to 2031. Some of these new homes required will be met through existing allocations and
some from within the existing urban area through infill development or the intensification of
sites. However, it is clear that we will need to allocate additional sites in order to meet future
housing targets.
54. It can be argued that Poole has almost reached the limits of growth whereby further
development will result in adverse impacts that would far outweigh the benefits. However, if
the town is to maintain its position within South East Dorset as a key focus for industry and
provide more skilled and higher paid jobs in line with the Dorset Local Economic Partnership’s
aim of increased economic investment, supported by new housing and infrastructure, then
crucial decisions will need to be made as to how this can be achieved.
55. We know we have a shortage of affordable housing and therefore an important element of any
future strategy will be the need to maximise the delivery of affordable housing as a proportion
of all housing built. Recent government policy changes mean that sites of 10 or less dwellings
(or up to a maximum combined floor area of 1,000sqm) will not provide affordable housing,
and due to viability concerns the allocated sites in the Regeneration Area may not achieve the
levels of affordable housing hoped for. Instead, we could look at the outwards expansion of
Poole onto greenfield sites, where development could provide as much 40% of new homes as
affordable housing. To achieve this would require the release of land from the Green Belt.
56. The current strategy of increasing densities in the Town Centre and along high frequency bus
routes may not deliver enough sites to meet our housing needs so we may have to consider
relaxing policy on the location of flats, and/or the height of Town Centre buildings.
57. Whatever option is ultimately chosen, it has to be deliverable and clearly evidenced.
Five Year Land Supply
58. A fundamental part of the plan making process is to set a housing target and policies to deliver
new homes. The plan should include sufficient sites for periods of 5, 10 and 15 years. If we
are unable to demonstrate that we have an ongoing 5 year supply of housing sites (plus a 5%
buffer to ensure choice and competition) we become susceptible to planning by appeal. This
will mean that the Council can no longer control the location and scale of new housing
development, or protect lower value uses such as community facilities and employment sites
from speculative redevelopment. Therefore maintaining a five year supply allows the Council
to control the scale and location of development.
Poole Core Strategy Review. Issues & Options. Consultation Document. February 2015
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Options for how we accommodate growth in Poole
59. We are seeking your views on the following options for how we can deliver growth:
Option 1: Continue the current strategy
Continue with the current housing target of 500 homes each year and the current strategy of Town Centre
regeneration, maximising opportunities for the re-use of vacant land along public transport corridors and control
over areas of high and low density to reflect local townscape character. However, this option would not meet the
needs of the Borough and can only be pursued if there is exceptional evidence that shows that identified need
cannot be delivered or that our neighbouring authorities are willing to accept our unmet needs.
Opportunities



High quality redevelopment of Town Centre creating new homes, shops, businesses and public
waterside spaces, realising the investment in the Twin Sails Bridge;
Directs development to the most sustainable locations, maximising the use of brownfield land and
helping make bus routes more economical to operators; and
Protects townscape character of areas of low density housing from high density flatted development.
Constraints





Would not meet the Borough’s housing and employment needs, meaning we would have to rely on
neighbouring local authorities to meet our needs (which they may not accept);
May not be enough brownfield sites along the public transport corridors that are brought forward by
developers and with uncertainty over the delivery of the former power station which is the largest
regeneration site (approx. 1,300 dwellings), there is a significant risk that the strategy is not deliverable,
which would mean that the Council may not be able to demonstrate a five year land supply and thereby
not be able to control the location of new development;
Will not make much of a contribution to affordable housing as only a handful of sites are likely to be
over the 10 unit threshold that triggers the requirement to provide affordable housing, and the high
costs of redeveloping the larger brownfield sites squeezes profitability and limits the amount of
affordable housing that can be provided by the developer, particularly within the Regeneration Area;
Economic growth would be constrained by the limited size of the workforce; and
May further increase the unaffordability of house prices to local people.
Q26. Do you know of any exceptional circumstances that could enable this option to be pursued?
Option 2: Growth to meet needs
Increase the housing target from 500 to 700 homes per year in order to meet our known housing needs. There
are 3 ways we could achieve this, (a) by increasing densities, (b) by expanding Poole outwards, or (c) a balance
of these two approaches:
Option 2a: Meet needs by increasing densities within the town
This option would still focus on Town Centre regeneration and maximising the opportunities for the reuse of vacant land, but to provide the extra homes we could consider allowing development over 6
storeys in the Town Centre and allowing higher density development in all parts of the town.
Poole Core Strategy Review. Issues & Options. Consultation Document. February 2015
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Opportunities




High quality redevelopment of the Town Centre creating new homes, shops, businesses and
public waterside spaces, realising the investment in the Twin Sails Bridge;
Provided sufficient sites come forward this option could provide the amount of housing that is
needed;
Maximises the use of brownfield land; and
Will help support economic growth through the housing of an expanding workforce.
Constraints






Doesn’t direct development to the most sustainable locations, undermining the current strategy
that allows the Council to focus infrastructure improvements on the Town Centre and public
transport corridors;
Potential loss of townscape character with more dense housing forms appearing in areas of
predominantly family housing and high buildings in the Town Centre;
Away from bus routes higher density development may increase reliance upon the car for
essential trips, thereby increasing traffic and use of fossil fuels, with consequential impacts on
air quality;
Not all of the Borough will be suitable for accommodating increased densities;
Relies on a large number of unallocated infill / redevelopment sites coming forward and if they
don’t come forward, the Council will be unable to demonstrate a five year land supply and not
control the location of development; and
Will not make much of a contribution to affordable housing as only a handful of sites are likely
to be over the 10 unit threshold that triggers the requirement to provide affordable housing, and
the high costs of redeveloping the larger brownfield sites squeezes profitability and limits the
amount of affordable housing that can be provided by the developer, particularly within the
Regeneration Area.
Option 2b: Meet needs by expanding the town outwards
This option would still focus on Town Centre regeneration and maximising the opportunities for the reuse of vacant land along public transport corridors, whilst continuing to protect the character of areas of
lower density housing, but to provide the extra homes we could consider releasing land from the Green
Belt for the development of a new community.
Opportunities






High quality redevelopment of the Town Centre creating new homes, shops, businesses and
public waterside spaces, realising the investment in the Twin Sails Bridge;
Greater certainty that we can provide the amount of housing that is needed, demonstrate a five
year land supply and thereby remain in control of the location of housing;
Can continue to protect the townscape character within the town, by restricting heights of
building and controlling location of higher density developments;
Greenfield sites (unlike brownfield sites) have no demolition and clean-up costs enabling the
developer to provide a significant amount of affordable housing;
Provides a balanced mix of housing types, with family housing on greenfield sites and higher
density housing (i.e. flats) on brownfield sites;
Can support economic growth through the provision of new attractive employment land and
additional housing to meet the needs of an expanding workforce; and
Poole Core Strategy Review. Issues & Options. Consultation Document. February 2015
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
As mitigation, greenfield sites would have to make improvements to local highway network and
provide significant areas of new public open space.
Constraints


Loss of countryside; and
Development on the edge of the town may be less accessible to the Town Centre.
Option 2c: Meet needs through a balanced approach combining Options 2a & 2b
This option would still focus on Town Centre regeneration and maximising the opportunities for the reuse of vacant land, but could facilitate the additional growth needed through a mix of Options 2a and
2b, in particular on suitable sites we could consider;



In the Town Centre, allowing some development over 6 storeys;
In some areas of lower density housing, allowing higher density development; and
Consider releasing some land from the Green Belt (but less than is required for Option 2b).
Opportunities







High quality redevelopment of the Town Centre creating new homes, shops, businesses and
public waterside spaces, realising the investment in the Twin Sails Bridge;
Greater certainty that we can provide the amount of housing that is needed, demonstrate a five
year land supply and thereby remain in control of the location of housing;
Can continue to protect townscape character within the town, by restricting heights of building
in certain areas and controlling location of higher density developments;
Greenfield sites (unlike brownfield sites) have no demolition and clean-up costs enabling the
developer to provide a significant amount of affordable housing;
Provides a balanced mix of housing types, with family housing on greenfield sites and higher
density housing (i.e. flats) on brownfield sites;
Can support economic growth through the provision of new attractive employment land and
additional housing to meet the needs of an expanding workforce; and
As mitigation, greenfield sites would have to make improvements to local highway network and
provide significant areas of new public open space.
Constraints



Loss of countryside;
Development on the edge of the town may be less accessible to the Town Centre; and
A smaller greenfield site may not generate the critical mass necessary to provide significant
amounts of affordable housing and infrastructure.
Option 3: Higher Growth
Increase the housing target from 500 to a target in excess of 700 homes per year in order to meet not just
Poole’s housing needs, but help contribute towards the needs of surrounding local authorities. This option
would still focus on Town Centre regeneration and maximising the opportunities for the re-use of vacant land,
but to provide the extra homes we would need to consider both Options 2a & 2b of allowing development over 6
storeys in the Town Centre, higher density development in all parts of the town and releasing land from the
Green Belt for the development of a new community.
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Opportunities








High quality redevelopment of the Town Centre creating new homes, shops, businesses and public
waterside spaces, realising the investment in the Twin Sails Bridge;
Certainty that we can provide the amount of housing that is needed, demonstrate a five year land
supply and thereby remain in control of the location of housing;
Greenfield sites (unlike brownfield sites) have no demolition and clean-up costs enabling the developer
to provide a significant amount of affordable housing;
Provides a balanced mix of housing types, with family housing on greenfield sites and higher density
housing (i.e. flats) on brownfield sites;
Can improve the affordability of housing;
Can support economic growth through the provision of new attractive employment land and additional
housing to meet the needs of an expanding workforce;
As mitigation, greenfield sites would have to make improvements to local highway network and provide
significant areas of new public open space; and
Increase in the status of Poole in South East Dorset.
Constraints





Doesn’t direct development to the most sustainable locations, undermining the current strategy that
allows the Council to focus infrastructure improvements on the Town Centre and public transport
corridors;
Potential loss of townscape character with more dense housing forms appearing in areas of
predominantly family housing and high buildings in the Town Centre;
Away from bus routes higher density development may increase reliance upon the car for essential
trips, thereby increasing traffic and use of fossil fuels with consequential impacts on air quality;
Greater pressure on existing infrastructure; and
Loss of countryside.
Q27 (a) Do you have a preference for any of these growth options?
o Option 1: Continue the current strategy (subject to exceptional evidence);
o Option 2a: Meet needs by increasing densities within the town;
o Option 2b: Meet needs by expanding the town outwards;
o Option 2c: Meet needs through a balanced approach combining Options 2a & 2b; or
o Option 3: Higher growth
Q27(b) If no, can you suggest an alternative approach?
Poole Core Strategy Review. Issues & Options. Consultation Document. February 2015
Page 32
5. Supporting Infrastructure
60. The Council has been collecting contributions from development that are used to provide
infrastructure in the following ways:

Community Infrastructure Levy – all CIL liable development must pay this
contribution, which the Council can use for spending on infrastructure in the Borough.
Since introducing CIL in 2013 we have collected around £650,000.

Section 106 Agreements (S106) – although largely replaced by CIL we still need to use
S106 to secure affordable housing and site specific infrastructure that would enable the
site to be physically developed. It is also needed to secure heathland mitigation that
cannot be included in CIL as it is not classed as infrastructure (Strategic Access
Management, education and Monitoring (SAMM))
61. The Council is also consulting on a revised CIL charging schedule alongside the Core Strategy
Review. The CIL consultation includes supporting evidence on plan viability and infrastructure
requirements. Figure 5, earlier in this document, sets out the new rates that we plan to levy on
new development.
Poole Core Strategy Review. Issues & Options. Consultation Document. February 2015
Page 33
Appendix 1: list of adopted Poole Core Strategy (2009) policies and whether they require
significant amendment
Note that all policies and text will be updated where necessary. Any significant changes are
identified below:
Policy
PCS 1 Principal Locations for Economic Investment
PCS 2 Existing Employment Areas
PCS 3 Poole Port
PCS 4 Isolated Employment Sites
PCS 5 Broad Locations for Residential Development
PCS 6 Affordable Housing
PCS 7 Care Homes
PCS 8 Lifetime Homes
PCS 9 Gypsy and Traveller Accommodation
PCS 10 Revitalising the Town Centre - General
PCS 11 The Regeneration Area
PCS 12 Town Centre North
PCS 13 Retail Growth outside the Town Centre
PCS 14 The Lower High Street
PCS 15 Access and Movement
PCS 16 The East-West Bournemouth-Poole (A35)
Corridor
PCS 17 The A3049 East-West Corridor
PCS 18 The A31-Poole Link
PCS 19 Other Prime Transport Corridors and Main
Routes
PCS 20 Accessible and Inclusive Places
PCS 21 LAA Outcomes and Target Areas
PCS 22 Local Centres
PCS 23 Local Distinctiveness
Does the policy need significant amendment?
Yes – potential inclusion of additional sites off Magna Road and
Talbot Village (Sites A & B). Review Sopers Lane (Site C) for
housing.
Yes – consider increasing the flexibility to enable a greater
range of employment generating uses
Yes – consider flexibility of uses including additional land
reclaimed through Harbour Revision Order and mitigation of
nitrates into Poole Harbour from additional shipping.
No
Yes – update in line with chosen housing strategy
Yes – update in line with viability work and change to national
threshold of 11+ dwellings
Yes– update with latest needs for care homes and add extra
care housing needs
Delete - policy will be superseded by national Building
Standards
Yes – set out latest needs, identify potential sites and strategy
for delivery
No
Yes – consider changes to site specific requirements
Yes – no longer producing an Area Action Plan and will need to
include additional land allocations that reflect outcomes of
Town Centre SPD consultation in early 2015
No
Yes - to reflect introduction of additional permitted development
rights through a Local Development Order allowing more
flexible change of uses.
No
No
No
No
No
No
Delete – Local Area Agreement (LAA) no longer relevant
Yes – consider removing reference to developer contributions
No
Poole Core Strategy Review. Issues & Options. Consultation Document. February 2015
Page 34
Policy
PCS 24 Design and Access Statements
PCS 25 Self-Reliant Communities
PCS 26 Delivering Locally Distinctive, Self-Reliant
Places
PCS 27 Safer Communities
PCS 28 Dorset Heaths International Designations
PCS 29 Poole Harbour SPA and Ramsar Site
PCS 30 Poole’s Green Belt
PCS 31 Sustainable Energy - General
PCS 32 Sustainable Homes
PCS 33 Environmental Performance of Commercial
Buildings
PCS 34 Flood Risk
PCS 35 Energy and Resources Statements
PCS 36 Joint Working
PCS 37 The Role of Developer Contributions in
Shaping Places
Does the policy need significant amendment?
Yes – make specific reference to what applications require
Design and Access Statements
No
No
Yes - remove the need to provide costly sprinkler systems in
larger schemes, as recommended by viability work
Yes - in line with the policies of neighbouring plans and new
joint Heathland Planning Framework SPD to ensure
consistency following decision to not pursue a joint DPD for
South East Dorset.
Yes – to reflect emerging SPD on the mitigation of nitrates from
development and funding mechanisms
Yes – depending upon the chosen strategy for the location of
development and a review of safeguarded land
No
Yes – to remove requirements for on-site renewable energy
requirements that will be superseded by national Building
Standards
Yes – review viability implications of the policy
Yes – update with revised Strategic Flood Risk Assessment to
incorporate surface water flooding and Sustainable Urban
Drainage Systems. Consider separating water
supply/sewerage from flood risk into a new policy
Yes - to reflect removal of Lifetime Homes (PCS 8)
Yes - to reflect new Duty to Cooperate
Yes - to reflect introduction of CIL and where the Council will
use S106.
Poole Core Strategy Review. Issues & Options. Consultation Document. February 2015
Page 35
Appendix 2: list of other Poole Local Development Plan adopted policies and whether they
require significant amendment
Site Specific Allocations and Development Management Policies DPD (2012):
Policy
Does the policy need significant amendment?
DM 1: Design
No
DM 2: Heritage Assets
No
DM 3: Shopping
Yes – consider lowering the threshold to 400sqm
DM 4: Coastal Zone
No
DM 5: Tourism and the Evening Economy
No
DM 6: Accommodation for an Ageing Population No
DM 7: Accessibility and Safety
No
DM 8: Demand Management
No
DM 9: Green Infrastructure and Biodiversity
No
SSA 1: Ashley Cross Local Centre
No
SSA 2: Bournemouth and Poole College Playing No
Field, North Road
SSA 3: Fleets Corner and Sopers Lane
Yes – Consider Sopers Lane (Site C) for re-allocation for housing
SSA 4: Crown Closures Ltd., Lake Road
Yes – Consider adding education as a possible use (Site G)
SSA 5: Land at Sembcorp Bournemouth Water
No
Ltd., Water Treatment Works, Francis Avenue
SSA 6: Land at Sterte Avenue West, Sterte
No
SSA 7: The Regeneration Area - Urban Design
No
SSA 8: The Regeneration Area - Infrastructure
No
SSA 9: The Regeneration Area – Land between Yes – consider removing height restrictions
Poole Bridge and Twin Sails Bridge
SSA 10: The Regeneration Area – Land on the
Yes – consider removing height restrictions
Hamworthy side of Back Water Channel
SSA 11: Lagland Street
SSA 12: The Goods Yard
SSA 13: Land at Lifeboat Quay
SSA 14: Former East Quay Depot & Quay
Thistle Hotel
SSA 15: Land at Park Lake Road
SSA 16: Talbot Village - Houses in Multiple
Occupation
SSA 17: Bournemouth and Poole College Site,
Constitution Hill Road
SSA 18: St. Mary’s Maternity Hospital, St. Mary’s
Road
SSA 19: Bourne House, Langside Avenue
SSA 20: Land south of Wallisdown Road, Talbot
No
Yes - Consider deleting policy and including within new policy for
larger area in Core Strategy Review (Policy PCS12 Town Centre
North).
No
No
No
No
Yes – Consider adding education as a possible use (Site E).
No
No
Yes – consider proposals for Site B
Poole Core Strategy Review. Issues & Options. Consultation Document. February 2015
Page 36
Policy
Village
SSA 21: Facilities for Park & Ride
SSA 22: Local Centres - Priorities for Investment
SSA 23: Hamworthy - Redevelopment Site
SSA 24: Ashley Road Local Centre
SSA 25: Upton Country Park
SSA 26: Major Developed Sites in the Green
Belt
Does the policy need significant amendment?
No
No
No
No
Yes - remove land north of A35 from SANGs
Delete policy - The policy provides flexibility for three sites in the
Green Belt to enable infilling or redevelopment. These sites are the
Canford School, Corfe Hills School and the Site Control Centre on
Magna Road. In 2012 the National Planning Policy Framework
(NPPF) introduced policy allowing the redevelopment of brownfield
sites in the Green Belt. This change in national policy supersedes
the local policy, which we propose to delete as it is superfluous.
Delivering Poole’s Infrastructure DPD (2012):
Policy
IN1 Poole’s Infrastructure Delivery Framework
IN2 Developer Contributions
IN3 Delivery of Strategic Flood Defences
Does the policy need significant amendment?
No
No
No
Saved policies from the Poole Local Plan First Alteration (2004):
Policy
T12 Coach and Lorry park
CF1 School Sites
E1 Allocated Employment land
Does the policy need significant amendment?
Delete - Adjacent to Poole Stadium the lorry park could be
incorporated into the Town Centre North proposals (see above)
Delete
Delete - These individual employment sites will be subsumed within
Policy PCS1: Principal Locations for Economic Investment and
PCS2 Existing Employment Areas.
Poole Core Strategy Review. Issues & Options. Consultation Document. February 2015
Page 37
Further Information
Planning & Regeneration Services inc Building Consultancy,
Borough of Poole, Civic Centre, Poole, Dorset BH15 2RU
Tel: 01202 633321
Email: [email protected]
01202 633321
Read and Comment online: https://poole.objective.co.uk/portal/
Core
Issues
Options.
Consultation
Document.
February 2015
HardPoole
copies
areStrategy
availableReview.
for viewing
in &
Poole
public
libraries and
at the Civic
Centre, Planning & Regeneration Services inc Building Consultancy reception
poole.gov.uk/accessibility
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