A landmark development for Bournemouth`s East Cliff

PRESENTATION TO THE PLANNING BOARD
A landmark development for
Bournemouth’s East Cliff
17th November 2014
Benefits of developing Bournemouth’s East Cliff
•A landmark development anchored by world class architecture from a local award-winning
developer
•Once in a generation opportunity to create a new jewel in the crown of Bournemouth’s seafront
•Beautiful, extensive, landscaped grounds for residents and guests to enjoy
Hotel
Best-in-class retirement community
•New 4-star hotel with ‘sky bar’, restaurant with panoramic views able to attract a named chef
and operator and ensure visitors spend in the town rather than at competing venues in the New
Forest such as Limewood and Chewton Glen
•122 best-in-class luxury retirement apartments will establish a supported community that
reduces stress on the local NHS
•The first new sea facing hotel since the 1930’s in Bournemouth
•A contemporary evolution of the art deco style as found in some of Bournemouth’s most notable
buildings
•650 capacity conference facilities with unique sea views– a major USP for the town creating the
beach and business destination of choice
•Supports the Bournemouth tourism proposition at a time when it is falling in the national
rankings as a conference venue
•Provides year round employment opportunities exceeding those currently provided
•Operated under a franchise of a major brand such as Intercontinental Group or Accor, the hotel
will help attract new corporate business and demonstrate that Bournemouth is alive and thriving
•An innovative approach to elderly housing provision that frees up the much needed larger family
properties in the Borough
•A healthy, independent community
•Top of the range communal facilities for both residents and the local community
•A mixture of apartment types designed to be accessible to everyone and adaptable over time,
promoting independence and social inclusivity
•Highly sustainable design with high energy efficiency, energy generation, grey water harvesting
and naturally ventilated basement
•A catalyst that will encourage further longevity of the East Cliff area
•Redevelopment of a brownfield site, reducing the need to build on precious greenfield
Benefits of developing Bournemouth’s East Cliff
Landscaped grounds
A new Skylift for the East Cliff
•Removal of all permanent parking from above ground allows wholescale landscaping of the site
and minimises casual and short stay parking
•As part of a unilateral undertaking with Bournemouth Borough Council the delivery of this
mixed use development will provide funding for the construction of new Skylift adjacent to the
site
•Increased gaps between buildings (up to 30m) provide increased permeability across the site,
enlarged viewing corridors from Grove Road to the sea and open up sea view for residents and
guests
•Linking the cliff top with the beach front the structure will increase access to Bournemouth’s
prime asset and drive development and tourism
•Pedestrian priority sees the number of vehicle access points reduce from 7 to 3, improving
traffic management, increasing pedestrian safety and reducing congestion
•A cliff lift in this location is identified in the Bournemouth Sea Front strategy paving the way for
the creation of a maritime activity park
•70 % increase in the sq meterage of soft landscaping
•A striking piece of architecture, the Skylift will be a significant tourism draw in its own right
•More than doubling the number of trees on site from 32 to 70, creating tomorrows heritage in
place of existing trees reaching the end of their natural lives
•Boundary edges along Grove Road Manor road to be planted with semi-mature pines to both
preserve and enhance the historic characteristics of the conservation zone
•A new public route across the site with breakout areas for rest and recreation and integrated
public art
•An 8m planted verge along Grove Road to act as a green ‘buffer’
•A bold landscape design that allows the scheme to take its place in the leafy conservation area
The East Cliff today
Vision
The East Cliff Conservation Area
Key facts
1. Economic decline
1. The Beach and Business destination of choice
• The majority of East Cliff hotels are non aspirational and failing, relying on coaches
and stags/hens.
• Many hotels have been forced into liquidation or suffered “forced sale.”
• “Nearly a third of Bournemouth hotels are at risk of failing in the next 12 months.”
Insolvency Group R3 21/04/12
• It is an unsustainable situation, a situation which fails entirely to align with the desires
of the National Planning Policy Framework.
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•
•
•
‘Areas of special architectural interest or historic interest, the character or appearance of
which it is desirable to preserve or enhance.’
Planning Act 1990
• 69% of buildings on the frontage of the East Cliff conservation area are over 5 storeys high
• 24% of the buildings along the frontage are between 7 & 20 storeys high
• Limited access to the ‘golden mile’ of beach immediately below
• A cliff top dominated by vehicle travel, pedestrians come second
Key features:
2. A best-in-class Assisted Living community:
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2. Poor connectivity
Under two hours from London
Aspirational holiday destination
Premier business location
Top class restaurant
Align with NPPF policy and local policy to help resolve the ‘demographic’ time bomb
Reduce stress on local health services
Create a vibrant and sustainable residential community
Offer outward facing food and beverage for local residents
3. A catalyst for the revival of East Cliff.
3. Huge potential
• Bournemouth seafront strategy identifies the need to connect the cliff and the beach
with a skylift
• Increased footfall will drive tourism and promote the creation of a coastal activity
park with facilities for a range of water and beach based activities and sports.
• Develop public spaces along Over Cliff drive
• Fund skylift to link the beach with the Over
Cliff
• Drive tourism
• Satisfy beach front strategy
• Encourage prosperous, safe, sustainable
communities
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299 plots within conservation area
• Plots that match the original Victorian plot
conveyance = 33 (11%)
• Plots that have altered since the Victorian plot
conveyance = 266 (89%)
Tree lined boulevards
Individual buildings centred on plots
North South visual permeability between plots
Low level hedges and boundaries
No fixed architectural style
Unlike Georgian Bath, or Hampstead Garden Suburb, never master planned
Vast majority of plots altered over time.
32 plots along East Cliff Frontage
• Plots that match the original Victorian plot conveyance = 3 (9.4%)
• Plots that have been altered since the Victorian plot
conveyance = 29 (90.6%)
“Our historic environment - buildings, landscapes, towns & villages - can better be
cherished if their spirit of place thrives, rather than withers.”
Rt Hon Greg Clark MP
Social
Safe, social community living
Public amenity
Health giving environment
Minster for Planning - National Planning Policy Framework
Economic
Job creation,
Increased tourism
Increased investment
Reduced pressure on public
services.
Environmental
Passive design,
Efficient Infrastructure,
Renewable Energy.
Improved biodiversity
Coastal Activity Park
Boscombe Pier
‘Golden Mile’
Bournemouth Pier
• 69% of buildings on the frontage of the East Cliff
conservation area are over 5 storeys high
• 24% of the buildings along the frontage are between 7 & 20 storeys high
Extent of site
Extent of site
Princes Gate
7 storey
59 Grove Road
5 storey
Riviera
8 storey
The Cumberland
5 storey
The Suncliffe
5 storey
Cliffside
5 storey
Bay View
4 storey
Cottonwood
4 storey
Ocean View
5 storey
Needles Point
8 storey
Keythorpe
9 storey
Solent Pines
13 storey
Albany
18 storey
Toft Mansions
6 storey
5 , Manor
Road
Dunholme Manor
9 storey
Urban Analysis and Historical Constraints
• Individual plots extended & linked with
auxiliary buildings, do not represent
original composition
• Gaps between building average 3m west
of manor road
• Potential (and desirable) North / South
Permeability
• Established height graduation from front
of site to Grove Road
• Common Building Line contradicted by
existing buildings on site
• Green amenity space under utilised
• Push building frontage back to align with
existing buildings along East Cliff
• Create 10 m green ‘buffer’ zone between
the buildings and Grove Road
• 3 defined buildings on 3 separate plots
• Increase height in the centre of the
site to minimise impact on adjacent
properties
• Create comfortable relationship with
Solent Pines and Cliffside Hotel to
prevent over bearing presence
• Taper height down to 2 storeys along
Grove Road
• Reinstate boulevard along Grove Road
•Bring Hotel mass forward to emphasise its
presence
•Join residential buildings at ground floor
to create communal space
Massing Principles
1
2
3
• 3 individual, well defined plots
• Cut through mass to create North /
South Permeability
• Reduce building widths to 18m to
maximise natural daylight and ventilation,
whilst reducing the need to artificially
heat and cool
Apply massing principles in a disciplined manner
Step back hotel
frontage to open up
gap between buildings:
reducing overlooking
and increasing visual
permeability
Re-instated boulevard
along grove road
Vertical louvres prevent
overlooking and reduce
afternoon solar gain
on light wight wing
extensions
Deep balconies on
southern reduce solar
gain
a. Existing visual permeability
b... Proposed visual permeability
Hotel frontage given
dominance
Public route through site
defines plot boundaries,
increases permeability
and provides amenity
space
Communal link
secondary in dominance
to primary building mass
Communal courtyard
space
C. Width between buildings allow maximised sea views
Public Realm
• Pedestrian priority, no cars at ground level
• Extensive soft landscaping: 100 % increase in the proportion of
the site covered in soft landscape
• Tree count increase from 30 to 72
• The 30 existing trees to be removed are categorised ; A=1, B=5,
C=21, R=1
14
• Native planting
11
• Boulevard re-instated along Grove Road and Manor Road
• Tree lined public route inserted between Hotel and Residential to
create new amenity and define ownership boundaries
14
10
16
11
• North / South pedestrian permeability
8
• Reduction in vehicle entrance points from 8 to 3
15
18
• Service delivery restricted to Grove Road
• Communal facilities: winter garden, salon, fitness rooms,
wellbeing centre, food and beverage
9
15
12
13
7
19
12
5
17
3
6
2
4
12
24
23
15
1
20
Pinus Nigra Maritima
Cordyline Ilex
22
Sorbus Aucuparia
Crataegus Monogyna
Tamarax
Quercus Ilex
21
1. Assisted Living main entrance
2. Bistro
3. Reception
4. Winter Garden
5. Courtyard
6. Laundry
7. Exercise room
8. Salon
9. Treatment rooms
10.Residential car park entrance
11.Bin store
12.Apartments
13.Visitor apartment
14.Assisted Living delivery
15.Assisted Living gardens
16.Assisted Living rear entrance
17.New public footpath
18.Hotel delivery
19.Hotel car park entrance
20.Hotel entrance
21.Hotel drop-off
22.Conference space
23.Reception
24.Kitchen / back of house
Car Park
0m
1:200
When Scaled correctly this bar measures 100mm.
10m
20m
This drawing is copyright of Quantum Homes LTD and may
not be copied/reproduced or altered in anyway without
written authority
30m
Do Not Scale, Use figure dimensions
Check all dimensions on site before work proceeds, report
discrepancies to Architect
If In Doubt Ask!!
• 204 spaces in total
Hotel traffic
• Hotel: 122 spaces = 1.35 spaces per guest
room (139% of required provision)
• Residential: 82 spaces = 0.67 spaces per unit
(Required provision 0.5 spaces per unit)
Stair up
Service platform lift
to street level
Vehicle
Entrance For
Hotel
Service platform lift
to street level
Stair up
Residential traffic
• Naturally ventilated
Platform
lift
• Separate entrance for hotel and residential
H
Platform
lift
H
H
V
V
V
S
S
S
S
S
S
S
S
S
S
S
S
Store
S
AL
AL
AL
AL
AL
AL
AL
AL
H
Service platform lift
to street level
• Direct access via lift core to hotel and
residential
Platform
lift
H
AL
H
AL
H
AL
Vehicle
Entrance For
Assisted Living
Block A and B
Buggy store
AL
• Buggy store with access to street
H
H
H
H
H
H
H
H
H
H
H
H
H
H
H
H
H
AL
H
H
1000kg
13 Person
Lift
• Dedicated refuse / service platform lifts to
street level
H
H
H
H
H
H
H
H
H
H
H
H
H
H
H
H
H
AL
AL
AL
AL
AL
AL
AL
AL
AL
AL
AL
AL
AL
1000kg
13 Person
Lift
1000kg
13 Person
Lift
H
AL
• Proposed transport options and lifestyle
services reduce reliance on personal vehicle
ownership
H
H
Residential
Stair and Lift
AL
H
H
H
H
H
H
Mobility
Scooter
Store
AL
Residential
Stair and Lift
H
H
1000kg
13 Person
Lift
AL
AL
204
parking
204 spaces
spaces
H
H
H
H
H
H
H
AL
H
AL
H
AL
Platform lift to
street level
AL
AL
AL
AL
AL
AL
AL
AL
AL
AL
AL
AL
AL
AL
AL
AL
AL
AL
AL
AL
AL
AL
AL
AL
AL
AL
AL
AL
AL
H
1000kg
Through Car
13 Person Lift
H
H
H
H
H
H
H
H
H
H
H
H
H
H
AL
1000kg
Through Car
13 Person Lift
H
H
AL
H
Hotel Stair
and Lift
H
H
H
H
H
H
H
H
H
H
AL
AL
H
H
H
H
H
H
H
H
H
H
H
H
H
H
H
Store
AL
AL
AL
AL
AL
AL
AL
AL
AL
AL
AL
AL
AL
AL
AL
Plant
Plant
Natural ventilation
Parking Spaces
%
Assisted Living
Hotel
Staff
82
106
13
3
40%
52%
6%
1%
Total
Vistior
204*
*(Includes all disabled spaces)
Disabled Spaces
%
Total
10
12%
6
0
0
6%
0%
0%
Quantum
Group
Quantum House, 170 Charminster Road
Charminster, Bournemouth, BH8 9RL
Tel: 01202 531635
Fax: 01202 531650
Email: [email protected]
Web: www.quantumhomes.co.uk
16
Date: 09/14
East Cliff
Basement Plan
Dwg No.
Scale: 1:200 @ A1
840-300
N:\Quantum\0801 - 0850\0840 - East Cliff Hotels - All\AutoCAD\Planning Drawings\SH Redesign\Live Drawings\300 - Plans\840-300.dwg
Hotel
Assisted Living
East Over Cliff Promenade and Skylift
Indicative images of Skylift
Coy Pond Gardens
Upper Gardens
Central Gardens
Lower Gardens
East Over Cliff Gardens
Mid Pier Gardens
East Overcliff Drive
Indicative image of Skylift