Architecture + Planning Consultancy I Bournemouth, Christchurch, Poole

Working within BCP Council

Bournemouth, Christchurch, Poole

BCP Council cover the areas within Bournemouth, Christchurch and Poole. While there is an aim to combine these previous authorities into one local plan, this has yet to be adopted. As a result, the policies across BCP vary slightly. It should be expected that a combined local plan will be achieved and adopted within the next few years.

Key Area Challenges

Article 4, Parking, Heathlands, Conservation

BCP Planning Challenge 1 :

Article 4 - C3 to C4 (HMO) 

Under the Permitted Development Order Class L you can convert a house (C3) into an HMO (C4), providing the HMO is less than 6 bedrooms. In university towns such as Bournemouth, it is common for an Article 4 to be introduced to stop the interchangeability between C3 and C4 by removing their permitted development rights.
 
In the case of the BCP council, Article 4 has been introduced throughout the Bournemouth area and in the Talbot Village Area of Poole. 
 
In an article 4 area, you will have to apply for planning permission for an HMO when converting from a house. If, with the addition of your proposed HMO, there is not more than a 10% density of HMOs within a 100m area, then your application will be approved (providing the HMO meets other requirements such as parking).
 
It is important to note that Article 4 is only a restriction from C3 to C4. The council may argue a density case against applications for new build HMOs or Hotels/commercial to HMO, however, the policy only applies to prevent the loss of family homes. 
 
Existing HMOs are not impacted by Article 4; however, you may have to demonstrate that your HMO has been running for 10 years if you receive a Planning Contravention notice or want to sell your HMO. This can be done by applying for a certificate of lawful development.

BCP Planning Challenge 2 :

Parking Consideration for your planning application

The most common reason for refusal I see when analysing the potential for an extension or new build is the provision of parking… and BCP are particularly restrictive when it comes to parking.  
 
BCPs published their parking standards supportive document in 2021 to cover the whole of the BCP area. The Bournemouth, Christchurch and Poole area is coded into 4 categories (from A to D) based on the public transport available, walkability & the current parking stress. For example, a 2-bedroom home in Zone D should have 2 parking spaces and a cycle space per bedroom. 
 
If your extension consists of a room that may be considered a bedroom / habitable room, it may push you into the next threshold for parking, and we would have to demonstrate that you can achieve this on site. 
 
In the same instance, if you are proposing a new build, the number of on-site car and bike parking areas should meet the requirements for your area & dwelling size. The parking for your new build and any related existing dwellings will be considered. 

Exceptions to the rule. 

Car Parking vs Bike Storage

Bike Storage is considered a minimum, whereas car parking is an optimum figure. We have argued the case and won for instances where the proposed car parking is lower than recommended, with a sustainable transport statement.

Conversion Projects

A conversion of an office or commercial-type building that meets the requirements of the Permitted Development Order Part 3 Class G is exempt from highways consideration and, as a result, does not need to show parking or cycle provision

Existing relationship

BCP have a set design sheet for the number and size of parking spaces, access and the space around parking. Their requirements tend to be larger and more onerous than older developments. If the historic relationship can be demonstrated, we may be able to argue that the proposal will not create any greater harm.

Separate titles

Case Study: Our application to demolish a garage, previously linked to a 3-bedroom dwelling, and erect a new build home was approved despite the existing dwelling requiring a parking space. As the land was separated into 2 titles, the Highways separated the existing flat from their consideration.

If we can demonstrate that sustainable development is achievable through a statement on nearby public transport options, or a local street parking stress test, AND the cycle parking requirement is met, then there is a strong chance that lower than optimum onsite car parking figures can be approved, particularly when the local planning authority is not meeting the housing delivery requirements

  1. A parking Stress Test – a calculation of available space during different points of the day and night to establish a % of available spaces & the impact that the proposal may have.   
  2. Active and Public Transport Statement –  a statement on nearby public transport options, walkability, distance from shops and other amenity spaces. 

Case Study: An application to convert a language school into 18 apartments in Bournemouth.

 
No car parking was required on-site as it was a city centre location (zone A). However, the owner wanted 1 parking space per flat (18 total).
 
BCP’s Urban Design Department objected to the application, as there was too much parking, and they felt the space would be better used for a shared garden space.
 
We overcame this objections, and the application was approved with 18 spaces. However, their objection indicates that parking is not an isolated issue. It has to be considered in the context of the site and the surrounding area.
 
It sometimes seems that the council are looking for reasons to refuse an application (rather than being progressive towards development). It takes the experience of dealing with various councils on countless applications to sift through the reasonable reasons for objection that may require an amendment, and the ones that are just nonsensical that we should push back on.  

In the summer of 2025, BCP opened a public consultation to introduce Controlled Parking Zones within 1km of the coast from Bournemouth to Poole. This would have a huge impact on existing residents and future developments from both a market and planning perspective. For the time being, BCP chose to increase their parking fines for illegal parking rather than introduce control zones; however, the summer was a trial period, and it is unknown what restrictions the future will bring.

Click here for the full article: 

How future BCP Controlled Parking Zones may impact your developments

BCP Planning Challenge 3 :

Heathland Zone

Another development stopper is the Heathlands Zone. Householder applications, such as home extensions, are not affected; however, applications that result in a net increase in dwelling units within 400m of the heathland zone will not be permitted. 
 
You can (subject to other restrictions):
  • Demolish a flat and build a 5-bed luxury home within the same boundary.  
  • Convert a house (C3) into a HMO (C4)
  • Extend your home
  • Build a care home (if a high level of care can be demonstrated). 
  • Establish a lawful dwelling unit through the passage of time.
 
You Can’t:
  • Build a new home without the loss of another.
  • Convert a house / HMO into a larger HMO (sui generis), i.e a proposal for more than 6 bedrooms individually let within a house would be considered 2 dwelling units and would not be approved. 
 
The Heathlands restrictions solely look at the increase in dwelling units within 400m of a Heathlands Zone. It was introduced to protect wildlife pets (dog walkers and roaming cats). Between 400m and 5,000m, a financial payment will be sought for any net increase in dwellings.

BCP Planning Challenge 4 :

Conservation Areas in Bournemouth, BCP council

Being an area with a tourism heritage and with a number of Victorian and Edwardian buildings, there are a number of conservation areas where the appearance of development is heavily controlled.  
 
Permission will be required for most external changes. Key restrictions include:
 
  • Alterations such as replacing timber sash windows with UPVC alternatives. Even heritage-style UPVC window replacements are likely to be refused. 
  • Landscape changes for front gardens are also often heavily looked at. Removing trees and alterations to boundary treatments, such as brick walls, will require strong justification. 
  • Extensions and new elements will also need to be well considered. They must be subservient to the original building and must complement the area. 
 
Compared to other councils (LPAs) that we have worked with, BCP are particularly protective of their heritage assets. While they are described as ‘Conservation Area’s’, we find BCP take a view closer to ‘Preservation’.
 
Some level of change should be acceptable in order to ensure heritage buildings are maintained and not neglected. Building a strong argument and providing a considered heritage statement is key to a successful planning application within a Conservation area or near a Listed Building. 

Take a look at a few of our Bournemouth, Christchurch & Poole projects

Lets work together

Visit

29 Columbia Rd, Bournemouth BH10 4DZ

Call

07803272516

Email

[email protected]

Linkedin-in Instagram Facebook