the effects of designation

That part of Muscliff Lane designated as the Muscliff Lane Conservation Area owes its designation to its importance as a local example of early twentieth century history.

If conservation areas are to remain alive and prosperous, they must adapt to meet the changing needs of people who live and work in them. The aim of positive conservation is to achieve this while at the same time safeguarding and enhancing those special architectural and historic features which give them their unique character. Thus applications for new development and changes and extensions to buildings may be permitted providing they preserve or enhance the character or appearance of the area, and comply with the relevant regulations and policies for the area.

New buildings and alterations and extensions should be designed to harmonise with the character and appearance of the area as a whole. It is always worthwhile looking at original materials and design details on older buildings in the vicinity, as well as the form of the buildings themselves, to gain an impression of the character.

Anyone wishing to carry out development in a conservation area is advised to write to the Conservation Officer for informal advice before submitting a formal application. Applications for development in or adjacent to a conservation area, which is likely to affect its character or appearance, have to be advertised, and any representations must be considered by the local authority before it decides to grant or refuse the application.

Elements of the Conservation Area

Positive Elements within the Muscliff Conservation Area

The "Homes for Heroes" mentioned previously as the manin justification for the designation of the Muscliff Lane Conservation Area are all classified as positive contributors.

No. 184, "The Gardens", although not part of the original scheme, echoes the vernacular theme. The building is probably a little later in date than the "Homes for Heroes" but again utilises asymmetrical elements in its design.

Negative Elements within the Muscliff Conservation Area

The single factor which currently detracts from the special character of the Muscliff Lane Conservation Area is the inappropriate traffic calming measures. A reappraisal and improvement of traffic management measures would improve the visual attractiveness of the Lane and preserve the special character and appearance whilst at the same time affording a degree of enhancement.

Also, No, 206, a sadly neglected example of the concrete box style of architecture beloved of builders from the 1950s onwards, detracts from the well maintained run of cottages on the south side of the lane.

Neutral Areas within the Muscliff Conservation Area

The south side of Muscliff Lane includes only one pair of the "Homes for Heroes" - Nos. 208 and 210 - whilst the other three properties, although not architecturally worthy, echo the modest scale and density of development of the original small holders dwellings. Their inculsion within the conservation area boundary affords an opportunity to preserve and enhance the character and appearance of the conservation area and more importantly preserves complete sections of the historic field boundaries of 1840.

No. 253 Muscliff Lane, a post war bungalow named "Berry Hill", on the northern side is included within the Muscliff Lane Conservation Area boundary defined in June 1992. When the Conservation Area boundary was extended in July 1999, Nos. 225, 257 and Nos. 236 - 244 were transferred to the Muscliff Lane Conservation Area from the Throop and Muccleshell Conservation Area. These properties are considered to echo the period, expressiveness and character of the "Homes for Heroes", in that they are detached dwellings set in larger than average verdant plots. They owe more in character and appearance to the Garden City movement than to the predominately late Georgian character of the Throop and Muccleshell Conservation Area. The properties are considered as neutral elements.

Proposals for Enhancement

Section 71 of the Planning (Listed Buildings and Conservation Areas) Act 1990 states that it is the duty of a local planning authority from time to time to formulate and publish proposals for the preservation and enhancement of any parts of their area which are conservation areas.

It is important that designation is not seen as an end in itself. The enhancement of the character and appearance of a conservation area can be defined as the reinforcement of the qualities providing the special interest which warranted designation. It can take two principal forms:-

Sympathetic development of sites identified as opportunity or neutral sites

Positive physical proposals such as those proposed in the following section:

Proposals

1. A review of the appropriateness of the traffic calming measures in this sensitive rural location should be undertaken in consultation with the Conservation and Design Team.
2. There should be a presumption in favour of the preservation in situ of those existing boundaries and hedgerows of ancient origin. This will be enforced by the forthcoming Bournemouth District Wide Local Plan.

   Muscliff Lane Policy 4.16:
   In the Muscliff Lane Conservation Area the Local Planning Authority will seek to retain the banks and hedgerows. The contruction of kerbs and additional footways and the provisioin of street furniture will not be permitted.

   The Hedgerow Regulations legislation is currently under review and the extent of coverage may be increased in the future, with more emphasis being given to the landscape importance of different hedges.

3. Dorset County Council Archaeological Service has recommended that the Berry Hill Barrow is includde in the survey of barrows currently being undertaken as part of the English Heritage Monuments Protection Programme to ascertain whether it is worthy of scheduling. Scheduling archaeological remains ensures that the case for preservation is fully considered given any proposals for development or other work which may damage the monument.

   In the context of the existing Conservation Area, consideration of the setting of the monument and its relationship to the Coneservation Area should be a material consideration in the planning process.

4. Bournemouth Borough Couoncil as the land owner of the barrow and Berry Hill copse shoul dinstigate a management / damage limitation scheme to sustain the current state of preservation, whether the barrow is scheduled or not. Advice on best practice shoul dbe sought from Dorset County Council Archaelogical Service.
5. The Council will facilitate inter-departmental discussion and review with regard to the long term enhancement of the environment of the Muscliff Lane Conservation Area.
   
   

Controls on Demolition

Owners of unlisted buildings in conservation areas must apply to the local autority for Conservation Area Consent for the total or partial demolition of buildings with a volume greater than 115 cubic metres. As there are various exceptions to this rule, it is recommended that anyone wishing to carry out demolition in a conservation area should contact the Conservation Officer in the first instance.

If the authority considers that the building contributes to the overall character or appearance of the conservation area, and that its removal or removal of architectural features would adversely affect the character of the area, then consent would not normally be granted.

Anyone wishing to carry out works for which planning permission is also required, would therefore need to submit two applications: one for Conservation Area Consent to demolish, and one for planning permission for development. Such applications would normallybe approved until detailed designs for the replacement building had been approved by the local authority.

There is no fee for Conservation Area Consent applications.

Policy Guidance

The Council's Planning Policies for Conservation Areas are set out in the Local Plan. However, the following Supplementary Policy Guidance will be taken as a material consideration in the decision on any proposals.

Supplementary Policy Guidance

1. The Council will seek to protect all buildings that are positive contributors; all the views and glimpses; all the important vegetation, and all the important spaces within the conservation area.
2. The Council will strongly resist the demolition of any positive contributor.
3. The retention of the architectural details and materials of the original cottages will be encouraged and any repairs, alterations or extensions to the properties should be designed in a manner that is in keeping with the original property, respecting the materials, form, scale, design detailing and features of the main building as specified in the Key Buildings section.
4. In those properties identified as neutral elements, encouragement will be given to proposals for the reinstatement of authentic original details for which there is evidence, incorporating the use of traditional materials.
5. The Council will seek to retain the historical field boundaries and hedgerows.
6. The sustainable conservation of the historic integrity of the landscape within and surrounding the Muscliff Conservation Area will be a long term objective in the development control process.
7. As one of the last surving tumuli in the Borough, the protection and management of the monument on Berry Hill will be an important objective irrespective of whether or not the archaeological monument is officially scheduled.