Case Study 3

Recently built apartments on 10 floors in an area zoned for 'just' 8!

Note the centre development with grey marble cladding at its base.

Policy is said to dictate that the Ground and Intermediate levels appear 'as one' from outside.  In this case above, the pretence of a double height glazed front has been omitted.

Current policy is expected to limit the height of any 'Semi-Basement' Ground Floor to that required for access to garages, etc.  This ground floor appears to have a full height aspect.

The Strand is lined with curious examples and the age of the developments can be read from their heights.  The most recent built are generally highest.

Another example, known as 'Bastion View', is shown in the foreground below.

Notice also the large block 'under wraps' in the picture above. This is next to 'Pebbles' - one of the first '8 floor' developments along this Strand. 

'Pebbles' now has a slightly higher development to one side, built in 2003, and a much higher building under construction on the other.

Not only have the heights of these apartment blocks increased, but their footprints have grown considerably since the 1988 planning policies were set.  Whereas 'Pebbles' fronted the Strand with open area behind it, recent developments have completely infilled the space between one street and the next road inland.

The result is maximum profit for the developer, but a huge increase in population density with all the associated parking and crowding problems.

Did no-one object - yes they did.  Were they heard - no!

See the protests of two different Case Officers at MEPA against the height of 'Bastion View' before it was built - their reports are available for download from the website at a small fee.  Quoting from PA/03243/06 report one finds the following: 

"REFUSE - for the following reasons:

1 - The proposed development does not comply with policy 15.2 of Development Control Policy & Design Guidance 2005, in that the double height ground floor is no longer externally designed and perceived as one high floor, and is not in keeping with the townscape and character of the area in which it is located. The introduction of balconies at ground floor level has segragated this floor from the lower levels, and has resulted in an overall height of 9 floors in an area where the maximum height limitation is eight floors"

Development permission appears to have been granted anyway.