Bournemouth Town Centre
Development Design Guide
Celebrating & strengthening local distinctiveness
Supplementary Planning Document
Adopted April 2015
Produced by:
Bournemouth Borough Council
Design and Heritage
Town Hall Annexe
St Stephen’s Road
Bournemouth
BH2 6EA
Tel: 01202 451323
Email: [email protected]
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.
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Bournemouth Town Centre Development Design Guide SPD. April 2015
Bournemouth Town Centre Development Design Guide
1 Introduction
5
5 Accommodating Vehicles
22
5.1 5.2 5.3 5.4 5.5 5.6 Introduction
Parking courts
Undercroft car parks
Basement and podium
car parks
Multi-storey car parks
Car clubs
22
22
23
1.1 1.2 1.3 1.4 1.5 Fig 1
The Town Centre Vision
Purpose of the guide
Status and links to planning
policy
Scope
Bournemouth’s distinctive character
Key designations
5
5
2 Townscape
10
2.1 2.2 2.3 2.4 2.5 2.6 2.7 Fig 2
Street network and perimeter blocks
Building frontage and gaps
Key views
Existing and potential landmarks
Public spaces
Arrival points
Existing and proposed connections
Framework diagram
10
10
10
11
11
11
11
12
3 Building Form and Scale
5
5
6
8
14
3.1 3.2 3.3 3.4 3.5 3.6 3.7 Scale and grain
Building line
Corner buildings
Enclosure
Tall buildings
Roof form
Dealing with sloping sites
14
14
14
15
16
17
18
4 Sustainability
20
4.1 4.2 4.3 4.4 4.5 Introduction
Careful use of natural
resources
Resilience to climate change
Adaptability
Trees and urban greening
20
20
20
21
21
23
23
23
6 Appearance
24
7 Character Areas
36
7.1 7.2 7.3 7.4 7.5 7.6 7.7 7.8 7.9 7.10 Introduction
Core area
Richmond Hill
Upper Old Christchurch Road
Lansdowne
East Cliff
Bath Hill
West Cliff
West Hill
Seafront
36
38
44
48
52
58
62
66
70
74
8 Implementation:
achieving excellent design
78
6.1 6.2 6.3 6.4 6.5 6.6 6.7 6.8 Depth
Fenestration and rhythm
Entrances and ground floors
Boundaries
Shop fronts
Materials
Colour
Details and decoration
Appendix 1: Related policies
24
24
25
26
26
30
34
35
79
INSULATION
PAV I L I O N
LIFEGUARD
25
4
25
25
Can you do Just One Thing?
Bournemouth Town Centre Development Design Guide SPD. April 2015
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.”
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.
Bournemouth Town Centre Development Design Guide SPD. April 2015
5
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.
airy
arcades
smooth curves
grand
historic
villas
sea views
formal,
sweeping terraces
our unique built environment...
6
Bournemouth Town Centre Development Design Guide SPD. April 2015
pines &
gardens
Art Deco glamour
fine Victorian detailing
Purbeck stone
outdoor
dining
fun & colour
steep topography
Bournemouth Town Centre Development Design Guide SPD. April 2015
7
Fig 1: Key Designations
Town Hall
Annexe
*
Richmond
Hill
* *
MEYRICK PARK &
TALBOT WOODS St
Stephen’s
Road
West Hill
Road
*
WEST CLIFF & POOLE HILL
*
Durley
Road
OLD
CHRISTCHURCH
ROAD
Commercial
Road/
Avenue Road
Terrace
Mount
*
Winter
Gardens
Richmond
Gardens
NCP
Exeter
Road
*
*
Eden
Glen
Punshon
Church
Winterbourne
Hotel
Court
Royal
Happylands
8
Bournemouth Town Centre Development Design Guide SPD. April 2015
Wellington
Road
Holdenhurst
Road
ASDA
DEAN PARK
St Paul’s
Place
*
*
*
*
Westover
Road/
Hinton
Road
Madeira
Road
Cotlands
Road
*
Leyton
Mount
Glen
Fern
Road
Berry
Court
Central
car park
*
St
Swithun’s
Road
*
Christchurch
Road
Telephone
Exchange
EAST CLIFF
Bath
Road
North
*
Bath Road
South
Key
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
Bournemouth Town Centre Development Design Guide SPD. April 2015
9
2 TOWNSCAPE
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.
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.
Continuous active frontages on Old Christchurch Road
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.
Most of the town centre benefits from a clear perimeter block
structure and a clearly defined public realm.
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
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View across the Gardens to the Town Hall
Bournemouth Town Centre Development Design Guide SPD. April 2015
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.
Lack of active building frontages and traffic dominance create
a poor arrival point at the station/ Asda roundabout.
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.
Landmark buildings are not necessarily large such as the
Camera Obscura Cafe
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.
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
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.
Bournemouth Town Centre Development Design Guide SPD. April 2015
11
Key
potential for new or improved connection
important views
main shopping and leisure area
panoramic view
public space
historic landmarks *
potential for new public space
modern landmark *
key arrival points - need for high quality
public realm and buildings
potential for new landmark *
of outstanding design and
appropriate scale
missing or weak frontage
* Memorable buildings - not necessarily large. Not all modern landmarks are positive
Bournemouth
West
Roundabout
Richmond
Hill
Town
Hall
St Michael’s
Roundabout
Lower
Gardens
West Cliff
Gardens
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Bournemouth Town Centre Development Design Guide SPD. April 2015
Station
Horseshoe
Common
Lansdowne
Fig 2: Framework Diagram
Bournemouth Town Centre Development Design Guide SPD. April 2015
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3 BUILDING FORM AND SCALE
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:
Formal terraces
create a strong
vertical rhythm.
They have narrow
frontages and
frequent entrances,
contributing to an
active public realm.
Typical frontage width
Typical footprint
5 to 15m
40 to 200m2
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.
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
Typical footprint
15 to 25m
200 to 500m2
Larger buildings
include department
stores, cinemas, and
mixed use buildings.
Fenestration creates
a strong rhythm
and rich detailing
contributes to a finegrained, human scale
environment. There
are often several
entrances.
Typical frontage width
Typical footprint
14
25 to 60m
1,000 to 5,000m2
Burlington Arcade steps back from the building line and is
lower than the adjacent terrace, weakening the coherence of
the street scene.
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.
Bournemouth Town Centre Development Design Guide SPD. April 2015
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.
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.
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.
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.
1:1
Old Christchurch
Road
Commercial Road
1:1.5
14m
Old Christchurch Road has a high degree of enclosure
15m
Commercial Road - older buildings tend to be three storey
Lower
Gardens
Westover
Road
1:1.5
11m
21m
Westover Road - trees contribute to the sense of enclosure
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.
Bournemouth Town Centre Development Design Guide SPD. April 2015
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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.
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.
Coherent street scene
Incoherent street scene
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.
The treatment of the ground floor and adjacent public realm
should create a comfortable human scale and make tall
buildings welcoming.
3.5.5 Large and tall buildings can also have dramatic
effects on microclimate and these should be fully
considered.
A landmark tower
which stands out on
the skyline should be
elegantly proportioned
rather than bulky.
Freestanding buildings which are significantly taller than their
neighbours can create strong winds at street level.
Homelife House is a locally listed landmark building with a
sculptural form which creates a striking silhouette.
16
Careful grouping of buildings with heights stepping up and
down gradually can reduce the impact of wind on the ground.
Bournemouth Town Centre Development Design Guide SPD. April 2015
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.
Bay windows create depth and rhythm while chimneys and
dormer windows break up the roofline in a historic terrace.
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.
Contemporary development with a varied roofline featuring a
set back top storey.
Example of an overly complex and disjointed roof form.
Example of an overbearing, bulky mansard which extends
beyond the building below.
A traditional and attractive mansard roof in the Town Centre
which is modest in scale and set behind a parapet wall.
Setting back the top storey often creates a better building form
and helps light penetration to the street and other buildings.
Bournemouth Town Centre Development Design Guide SPD. April 2015
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3.7 Dealing with sloping sites
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.
3.7.4 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.
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.
•
•
•
•
•
•
•
•
•
•
•
•
•
•
18
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
Detached villas set within green plots
Slope is absorbed within open parts of plot
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
•
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
•
•
Bournemouth Town Centre Development Design Guide SPD. April 2015
Bournemouth’s
topography
(5m contours)
high ground
low ground
Old Christchurch Road. Narrow fronted terraced properties
step down the hill with continuous active ground floor.
Detached villas stepping down Tregonwell Road.
Portman House, Richmond Hill. Landscaped terraces up the
slope and there are no large retaining walls adjacent to the
pavement.
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.
Bournemouth Town Centre Development Design Guide SPD. April 2015
19
4 SUSTAINABILITY
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.
Brise soleil providing shade as well as creating depth in the
facade of a university building in the Lansdowne.
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
Photovoltaic panels in a residential development, Boscombe.
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:
•
•
•
•
Buildings under 13m deep can be naturally lit and ventilated.
A light well or atrium, such as in the Extension to the RussellCotes gallery above, can be used to improve natural day-light
penetration in larger buildings.
20
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.
Bournemouth Town Centre Development Design Guide SPD. April 2015
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.
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.
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.
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.
Roof gardens providing a green oasis for wildlife and
opportunities to grow food, Boscombe
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.
Green wall in Arts University Bournemouth
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
Bournemouth Town Centre Development Design Guide SPD. April 2015
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5 ACCOMMODATING VEHICLES
5.1 Introduction
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.
5.1.1 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.
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
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.
Surface car parking should be located away from the public
realm and interspersed with vegetation.
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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
Sustainable urban drainage in the form of a rain and
permeable landscaping
Bournemouth Town Centre Development Design Guide SPD. April 2015
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.
Decorative grills can improve the appearance of parking from
the public realm.
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
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.
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.
Cladding enlivens the appearance of a multi- storey car park.
5.6 Car clubs
Undercroft parking can look scruffy and results in the loss of
active building frontage at ground level.
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.
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.
Car club vehicle in the Town Centre
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6
APPEARANCE
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.
Deep window reveals and porches create depth in Victorian
properties.
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.
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.
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.
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Dark and reflective glazing should normally be avoided.
Bournemouth Town Centre Development Design Guide SPD. April 2015
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.
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.
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.
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
Varied treatment of floors with access to a patio for ground
floor residents.
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.
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6.4 Boundaries
6.5 Shop fronts
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.
6.5.1 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.
6.4.2 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.
6.5.3 Both replacement shop fronts and those in new
buildings should follow certain design principles:
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
6.5.2 Historic shop fronts should be retained and
sensitively refurbished. Historic features should be
kept and should not be covered up.
• 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
A new shop front in traditional style with a stall riser, well
moulded timber fascia and recessed entrance
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Bournemouth Town Centre Development Design Guide SPD. April 2015
Recessed entrance, outdoor dining space and decorative tiles
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.
Subtle signage and recessed entrance. Stallriser steps down
slope
Striking signage on the Print Room complements the style of
the building
Shop front creates depth and activity and relates well to
character of the 1950’s building above
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A fun and innovative cafe fascia which moves in the wind
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.
High quality painted fascia
Decorative security grill
Shop front lacks depth and stallriser
Over-sized, poor quality fascia
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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.
Bournemouth Town Centre Development Design Guide SPD. April 2015
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.
Space for signage has not been incorporated into the design
of the building. Trough lighting should be avoided
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.
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Bournemouth Palette
Warm orange/ red stock bricks with soft appearance and colour variation
Pale painted render and brickwork
Pale render on a more modern building
Grey engineering brick with dark
pointing
Zinc cladding
Glazing and powder coated steel
Glass bricks
Buff bricks with varied texture and colour
Bath stone wall
Polished stone stallriser
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Natural slate roof tiles
Purbeck stone wall
Bournemouth Town Centre Development Design Guide SPD. April 2015
6.6 Materials
6.6.3 The basic traditional palette of materials within
Bournemouth town centre consists of:
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.
•
•
•
•
•
•
•
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.
Materials should relate to a building’s form and function.
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
Bottle wall reuses materials and introduces colour.
Photo: Nate2b
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:
A limited palette of high quality materials which relate to the
local character is often most effective.
•
•
plastics
synthetic materials which attempt to replicate
natural materials such as stone
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•
•
•
concrete roof tiles
bricks which are not in traditional shades, lack
variation or are too smooth
cladding which lacks depth and variation
Poor quality roof tiles
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.
Shiny engineering bricks lack variation in texture and colour
Cladding which is flat, appears cheap or lacks variation should
be avoided
These ‘multis’ are not typical of the Town Centre palette
This rainscreen cladding is flat, lacks variation and has
become stained.
Bricks containing exposed aggregate are not characteristic
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.
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Brown bricks are not part of the traditional palette
Bournemouth Town Centre Development Design Guide SPD. April 2015
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.
Bournemouth Town Centre Development Design Guide SPD. April 2015
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6.7 Colour
splashes of
colour
34
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.
Bournemouth Town Centre Development Design Guide SPD. April 2015
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.
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