THE PURBECK SOCIETY
www.purbecksociety.co.uk
Affiliated to the Campaign to Protect Rural England (CPRE)
Chairman : Jessica Sutcliffe
COMMENTS FROM THE PURBECK SOCIETY ON THE PLANNING APPLICATION: P/OUT/2024/03253: HARROW HOUSE PROPOSALS and SANG: P/FUL/2024/ 03005
https://planning.dorsetcouncil.gov.uk/plandisp.aspx?recno=406309
NEW HOUSING NEED
We welcome the new government’s focus on solving the housing crisis and agree that Swanage should play its part, but it must not be just more box ticking exercises without consideration of what is actually needed. It is shocking to see that the new development proposals appear to have considerably reduced the proportion of “affordable homes”. We need the right housing and in Swanage this means social housing for rent and truly affordable homes for first time buyers as outlined in the recently adopted Purbeck Local Plan which calls for a minimum of 30% affordable homes on brownfield sites. On these grounds alone we believe that this application should be refused.
The developer’s intent not to sell as second homes is welcome but can it be effectively enforced?
EXISTING BUILDING
It is good to see that the developers have agreed to retain the original Oldfeld School building which is an important landmark and has been included in the Swanage Local Survey of Heritage Assets as a fine example of Arts and Craft building. It is generally recognised that retention of good existing buildings is more sustainable than demolition.
DENSITY AND GREENSPACE
We are also pleased to see that there has been some attention paid to keeping the heights of new buildings lower than the old school on top of the hill. However, a section across the site reveals there to be only a marginal difference between the height of nearby proposed buildings such as Blocks A & B, compounded by being too close to the original building and blocking views from it. These will be visible in many of the views including the main road approaching Swanage from the west.
The new plans have squeezed as many dwellings as possible onto the rest of the site. This does not reflect the surrounding area described in both the Purbeck Local Plan and the Heritage Asset survey as a valuable area of individual houses in large gardens, with plenty of mature trees and greenery. This is a particularly attractive site, green and spacious on top of a hill. We believe that the proposed density of buildings will not fit well into this setting.
With so much of existing playing fields and open space lost, there is little scope for increasing ecology and biodiversity within settlements, in line with local plans. The proposed SANG does nothing to mitigate this local loss of biodiversity. Indeed, it seems a complete waste of time to turn an existing field with footpaths into an inaccessible green space with footpaths and does not begin to address the loss of playing fields and biodiversity on the site itself.
TRAFFIC
We continue to be concerned about the amount of traffic which will be generated by the proposal, both in terms of single access via a quiet residential cul-de-sac and pressures on surrounding streets, all adding to the problematic road systems in and out of Purbeck.
SUSTAINABILITY
There is little detail as yet, in the application, but we believe it is very important that any new development must include a green policy for construction, featuring high grade insulation, heat pump technology, solar panels and NO GAS. Even if the legislation is not in place yet, developers should be mindful for the wellbeing of future generations and build in a style that reflects that intention.
With all these concerns in mind the Purbeck Society would urge the Dorset Planning Authority to reject these proposals on the grounds of over-development of a prominent and special Swanage site.
Jessica Sutcliffe (Chairman)
The Purbeck Society, Cliff Cottage, Shore Road, Swanage BH19 1LD
If you wish to view the Harrow House Planning Application and add any comments, please visit the following link: https://planning.dorsetcouncil.gov.uk/plandisp.aspx?recno=406309