Agenda and minutes

R. Gill

Simon Bird has worked as an architect for a building adjacent to 140 Queens Road, while Neil Finn has been involved in archaeological supporting paperwork for the site. They both detailed they approached this case with an open mind.   

The Minutes of the meeting held on 17^th September 2025 are attached and the Panel is asked to confirm them as a correct record.

The Panel agreed the notes.

The Director of Planning, Development and Transportation submits a report on planning applications received for consideration by the Panel.

A.   Pre-app for development at 51-57 East Bond Street
Ref: 202590271P

David Gladstone from Hickman & Smith presented the proposed scheme for the demolition of the existing buildings and construction of mixed-use building. This followed a previous pre-app at the site from 2019 for a broadly similar scheme. No objections were raised to the demolition of the existing dentists and dance school buildings, and it was acknowledged that this site presented a good opportunity for development to help restore a better street structure, particularly considering the wider regeneration projects proposed on sites nearby. However, the panel did have concerns that the design of the scheme failed to adequately respond to its context, especially the historic buildings surrounding the site. Particular attention was paid to the design of the southern elevation and consideration of its impact on the listed Unitarian Chapel and separately listed boundary wall.

Concern was raised that the larger mass presented to this more sensitive aspect, an issue exacerbated by the narrow width of Butt Close Lane, as well as the building having a weaker corner to East Bond Street and a more oppressive form close the public house. The panel suggested shifting the balance of the building, with the recessed roof extension relocated further north and any balconies closer to Butt Close Lane set-back to reduce their visual impact, as well as changing the hierarchy of the southern elevation to make the corner section to the west more dominant and the corner by the public house more subservient. The panel requested more visualisations, particularly to assess the setting impact on the listed buildings, and more information on materiality and detailing to give confidence the more modern style would work in the context.

B.   Development at 140 Queens Road
Ref: 20251355

The panel opted to consider the proposal in two parts, first the demolition of the existing building and secondly the quality of the new scheme. There were strong views amongst the panel that the Heritage Impact Assessment had failed to acknowledge the historic significance and architectural quality of the existing laundry building. Part of this quality is only revealed in longer distance views from the south, which was not adequately addressed in the application. Furthermore, the panellists discussed the social history and architectural relationship of the laundry building to Clarendon Park. As such, there was a unanimous objection among the panel to demolition. Regarding the proposed replacement building, it was felt that the scale and mass is inappropriate for the surrounding context and does not follow the prevailing urban grain. The panel considered the proposed building to be too tall, accentuated by the grey brick plinth. The application did not consider the topography of the area with the site being at the apex of a hill, and would also block views of the spire of Christchurch on Clarendon Park Road. The building line was not considered to be in keeping with the established pattern on the Avenue Road Extension side, with the different blocks lacking continuity. In addition,  ...  view the full minutes text for item 316.