KNOLL HOUSE HOTEL PRE-APPLICATION DOCUMENT JANUARY 2018 - HugoFox
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KNOLL HOUSE HOTEL PRE-APPLICATION DOCUMENT JANUARY 2018
CONTENTS
January 2018 Introduction 3
Conran and Partners Planning Commentary 4
22 Shad Thames
Site Description 7
London
Existing and Proposed schedule of areas 8
SE1 2YU
Existing Site Plan 9
Existing Site Photos 10
1st Floor
Existing Assets 13
Hanover House
Demolition Ground Floor 15
118 Queens Road
Demolition First Floor 16
Brighton
BN1 3XG
Proposal 17
Telephone Demolition /Proposal overlay 18
London +44 20 7403 8899 Proposed Massing 20
Brighton +44 1273 716 060 Proposed Site Strategy 21
Proposed Site Plan 22
cp@conran.com Proposed Ground Floor Plan 23
Proposed LG Floor Plan 24
www.conranandpartners.com Proposed First Floor Plan 25
Proposed Second Floor Plan 26
Detailed Accommodation Schedule 27
Key Views, Materials and Precedent 29
South Approach 30
North Approach 32
Garden Villas 34
Courtyard and Spa 36
Supporting Information 38
Ecology Summary 39
Landscape 40
Transport Summary 41
INTRODUCTION Executive Summary This document has been prepared on behalf of Knoll House Hotel Ltd and sets out the background, rationale and vision for the redevelopment of Knoll House Hotel in Studland. Established in 1931, the hotel has been extensively developed over the years with buildings of various architectural styles, sat within an outstanding natural landscape with spectacular views of the coastline. Currently, the hotel does not integrate well into the surrounding natural environment and the redevelopment presents a unique opportunity to create a high quality tourist resort within the natural landscape, whilst enhancing the management of its immediate woodland and heathland setting. Knoll House Hotel has recently transferred to a new ownership and the redevelopment of the hotel site will help to secure its long term and sustainable future for the purpose of tourism accommodation and promote continued economic investment in the local area. This document aims to assist with initial pre-application discussions at the early stages of the scheme evolution and specifically seeks input with regard to: •The site layout and location of building footprints; •Number of buildings proposed; •Elevational treatment and materials; •Scale and massing of the proposal. Knoll House Hotel | Conran and Partners | January 2018 3
PLANNING COMMENTARY
Overview
Site and Surrounding Area Constraints
Knoll House is an existing hotel, located 400 metres inland of Studland Bay. The In terms of constraints, the site is located within the Dorset Area of Outstanding Natural
hotel and grounds cover an area of approximately two hectares and lie to the west Beauty (AONB) and adjacent to the Dorset Heathlands Ramsar site, the Studland and
of Ferry Road, which connects the village of Studland to Studland Beach and the Godlingston Heaths Site of Special Scientific Interest (SSSI), the Dorset Heaths (Purbeck
Shell Bay ferry terminal 2.5 miles to the north. and Wareham) and Studland Dunes Special Area of Conservation (SAC) and the Dorset
Heathlands Special Protection Area (SPA). It is considered highly unlikely that the
Studland Village lies 0.5 miles to the south and Poole town centre 6 miles to the proposed redevelopment of the site is considered to cause a significant impact on the
north west of the site via the chain ferry. Studland Beach is less than 0.25 miles to functionality or integrity or affect the conservation objectives of the above designations.
the east of the site. However, any forthcoming planning application would address the potential for impact
as required.
Open grazing land lies to the south of the site, with the immediate west and north
of the site comprising heavily wooded areas. The eastern frontage of the site The hotel itself is not a listed building, although a Grade II listed pillbox is located 100
comprises a terrace of landscaped gardens with the hotel buildings set back from metres to the north east of the site.
Ferry Road at a distance of 14 to 25 metres. Mature pine trees line the frontage of
the site which visually separates the hotel from the golf course to the east and the Planning History
beach beyond.
Since 1931, there have been various alterations and additions to the hotel, although none
The hotel site rises gently from surrounding land to its highest point within recent years.
approximately 5.5 metres above the level of Ferry Road.
In February 1990, planning permission (application reference: 6/1989/1133F) was granted
Initially established in 1931, the hotel has been extensively developed over the to erect a first floor extension to provide staff accommodation.
years with buildings of various architectural styles and appearance. The hotel
extends across the width of the site from north to south with much of the area In July 1987 planning permission (application reference: 6/87/402F) was granted to
between buildings given over to hardstanding, with the exception of the terraced demolish the existing staff accommodation and erect a new building to accommodate
frontage gardens and an area of natural woodland on the west facing slopes of permanent and temporary staff.
the site. From the north and west, views of the existing buildings are significantly
screened from public view by the adjoining dense woodland. In October 1984 planning permission (application reference: 6/84/737F) was granted to
erect a new detached health spa to the south of the main hotel building.
The land immediately surrounding the existing hotel site is in the ownership of
the National Trust and is held by Knoll House Hotel in terms of long lease. Whilst
the freehold area of the hotel complex is able to be redeveloped under normal
planning controls, the leasehold land is safeguarded by the Natural Trust as open
land.
4 Knoll House Hotel | Conran and Partners | January 2018
Proposals • Purbeck Local Plan Proposals Map.
The following Supplementary Planning Documents (SPDs) also need to be taken into
The hotel is now in need of redevelopment to maintain a high quality visitor
consideration:
experience for guests. Having been sporadically developed over the last 80
years, the existing accommodation does not integrate well into the surrounding
natural environment and some buildings are deteriorating to the detriment of the • Dorset Heathlands Planning Framework 2015-2020 SPD;
character of the site and surrounding area.
• District Design Guide SPD;
In addition, currently, the hotel buildings do not meet modern sustainable building
standards in relation to building materials and energy efficiency. . • Purbeck Heritage Network Priorities 2017 – 2021;
Therefore, the proposal seek to provide a holistic redevelopment of the hotel site • Dorset AONB Landscape Character Assessment; and
including the retention and refurbishment of the core hotel building which fronts
onto Ferry Road. Further accommodation is proposed on the site to provide • Economic Development Strategy 2013 -2027.
further guest accommodation, a café, a restaurant, bar, fitness and spa facilities
and associated staff areas. Redevelopment of the site would also provide an Principle of Development
opportunity for an enhancement of the appearance of the site and buildings
within the landscape whilst providing enhanced management of its immediate Relevant Planning Policies:
woodland and heathland setting.
Purbeck Local Plan Part 1: Policy SD - Presumption in Favour of Sustainable
The proposed development would remain focused on the delivery of a high Development; Policy LD - General Location of Development; Policy CO – Countryside;
quality tourist resort, which will serve the second home and holiday market. and Policy TA - Tourist Accommodation and Attractions
Notwithstanding this, it will deliver social and economic benefits to the locality,
enhancing the existing facilities at the site. It is proposed to adopt a high standard National Planning Policy Framework: Core Planning Principles; Section 3 - Supporting a
of architecture and, whilst the detailed designs of the accommodation remain Prosperous Rural Economy; Decision-taking.
under development, the proposed massing has been informed by both the historic
land use and configuration of the site and its relationship to the surrounding Purbeck District Council encourages new development in the most sustainable locations
context. inside existing towns and villages with a settlement boundary. The hotel site is located
outside of the settlement boundary of Studland. Despite this, the Council’s countryside
Planning Policy Context policy states that certain types of development may be needed, or acceptable in
exception, outside existing towns and villages. This is provided that: specific criteria
The Development Plan for Purbeck District Council includes the following can be satisfied, and the new development would not have a harmful impact on the
documents of relevance: surrounding environment. Local Plan Policy CO: Countryside states that small scale
tourism development (which is well related to a settlement or a complex of buildings)
• Purbeck Local Plan Part 1: Planning Purbeck’s Future; and may be appropriate provided there is no significant adverse impact either individually,
cumulatively on the environment, visually, ecologically or from traffic movements.
Knoll House Hotel | Conran and Partners | January 2018 5
In addition paragraph 8.2.4 states that the Council accepts that there may habitats to enhance biodiversity and contribute towards local and national biodiversity
be instances where the repositioning of a replacement building could result targets.
in an environmental improvement. In instances where a proposal relates to
repositioning a building, it will be assessed in terms of its environmental, visual The sensitivities relating to the ecology of the area (as well as all the other material
and ecological impact, as well as its impact on neighbouring uses. considerations) therefore can be dealt with through an Ecological Mitigation and
Enhancement Strategy. Any ecological and landscape mitigation measures required
This is supported by Section 3 of the National Planning Policy Framework (NPPF), will be explored through the planning application process in the usual way and can be
which advises that local authorities should support sustainable rural tourism secured by condition and / or Section 106.
and leisure development that benefit businesses in rural areas, communities and
visitors, and which respect the character of the countryside.
Impact on Protected Heathland and Ecology
Relevant Planning Policies:
The site is located adjacent to the Dorset Heathlands Ramsar site, the Studland
and Godlingston Heaths Site of Special Scientific Interest (SSSI), the Dorset
Heaths (Purbeck and Wareham) and Studland Dunes Special Area of Conservation
(SAC) and the Dorset Heathlands Special Protection Area (SPA). Whilst the site
is not wholly or partly within any of the ecological designations, it is located
within the 400m buffer around the protected heathland, as identified by Purbeck
District Council and the Dorset Heathlands Planning Framework SPD. However,
the proposed development would not result in a significant intensification of the
existing use of the site as a hotel, which has operated since the 1930s, prior to the
above referenced sites being designated. Therefore, the redevelopment would not
directly or indirectly result in increased recreational pressure or any other adverse
impact on the protected heathland. The reduction in hardstanding and increase in
landscaped areas would also assist in decreasing the recreational pressure placed
on the surrounding designations and should be considered a betterment in this
regard.
It is the intention to prepare a detailed Ecological Mitigation and Enhancement
Strategy prior to the submission of the planning application, to be agreed with the
Local Planning Authority. The strategy will ensure that the future development of
this site retains existing features and habitats of ecological value, minimises the
impact upon protected species (e.g. bats) and maximises the potential of retained
6 Knoll House Hotel | Conran and Partners | January 2018
SITE DESCRIPTION Knoll House Hotel | Conran and Partners | January 2018 7
EXISTING AND PROPOSED
SCHEDULE OF AREAS
Existing Accommodation Area Proposed Accommodation Area
GIFA* 6050m² GIFA 12936m²
Total Built Area GEA 6722m² Total Built Area GEA 14160m²
Total Footprint 4762m² Total Footprint 5854m²
Area of Hard Landscaping** 7493m² Area of Hard Landscaping*** 3919m²
Area of Soft Landscaping** 4587m² Area of Soft Landscaping*** 7069m²
Car Parking 79 Car Parking 84
Number of Keys (Guests) 71 Number of Keys 93
Number of Keys (Staff) 57
Number of Keys (total) 128
*Based on 90% of GEA *** As drawn subject to Landscape Architect Design
** Estimated from Planet Surveying Survey information
Proposed Accommodation Area
GIFA 12936m²
Total Built Area GEA 14160m²
Total Footprint 5854m²
Area of Hard Landscaping*** 3919m²
Area of Soft Landscaping*** 7069m²
Car Parking 84
Number of Keys 93
*** As drawn subject to Landscape Architect Design
All areas measured within client ownership boundary
8 Knoll House Hotel | Conran and Partners | January 2018
EXISTING SITE PLAN
KEY
Boundary Lines from topo by
planet surveying
Assumed Site Boundary form
OS title information
N
0 10 20 Scale: 1:750 @ A3
Knoll House Hotel | Conran and Partners | January 2018 9
EXISTING SITE PHOTOS
1. 2. 3.
1.
4.
3.
2.
5.
4. 5.
10 Knoll House Hotel | Conran and Partners | January 2018EXISTING SITE PHOTOS
6. 7. 8.
7.
9.
6.
8.
10.
9. 10.
Knoll House Hotel | Conran and Partners | January 2018 11EXISTING SITE PHOTOS 12 Knoll House Hotel | Conran and Partners | January 2018
EXISTING ASSETS Knoll House 1930’s Purbeck stone colonnade Knoll House 2017 Knoll House Hotel | Conran and Partners | January 2018 13
EXISTING ASSETS
Lawn and distant views towards Old Harry’s Rocks Studland Beach Agglestone Rock
14 Knoll House Hotel | Conran and Partners | January 2018DEMOLITION GROUND FLOOR
Demolition areas
N
N.T.S.
Knoll House Hotel | Conran and Partners | January 2018 15DEMOLITION FIRST FLOOR
Demolition areas
N
N.T.S.
16 Knoll House Hotel | Conran and Partners | January 2018PROPOSAL Knoll House Hotel | Conran and Partners | January 2018 17
DEMOLITION / PROPOSAL
OVERLAY
KEY
Retained Trees
Removed Trees
Proposed Building Footprint
Previous Building Footprint
Site Boundary
N
0 10 20 Scale: 1:750 @ A3
18 Knoll House Hotel | Conran and Partners | January 2018DEMOLITION / PROPOSAL
OVERLAY
KEY
Existing Building
Knoll House Hotel | Conran and Partners | January 2018 19PROPOSED MASSING 20 Knoll House Hotel | Conran and Partners | January 2018
PROPOSED SITE STRATEGY
TRANSITION FROM TRADITIONAL
TO MODERNIST ARCHITECTURE
*
*
Knoll House Hotel | Conran and Partners | January 2018 21PROPOSED
SITE PLAN
3 STOREY VILLAS UTILISING POOLSIDE
LARGE 2
VIEWS AND TOPOGRAPHY LOUNGING AREA
STOREY
APARTMENTS
*
AT GROUND
AND LOWER * OUTDOOR INFINITY
GROUND POOL WITH
VIEWS ACROSS
THE WOODLAND
FORMAL
*
LANDSCAPING
PROVIDING A
SETTING TO THE
GENEROUS GAP
SPA BUILDING
SIDE ACCESS TO
SOUTH * PLANT AND BOH
*
AREAS
FACING PRIMARY
APARTMENTS LOCATION FOR ESTABLISHING A ROUTE SOUTH FACING
WITH FINE DINING FROM COUNTRYSIDE TO TERRACE
ATTRACTIVE
COAST
VIEWS
Site Boundary
N
0 10 20 Scale: 1:750 @ A3
22 Knoll House Hotel | Conran and Partners | January 2018PROPOSED
GROUND FLOOR PLAN
14.
16.
15. 13.
17.
6.
12.
5.
KEY
25. 11. 1. Fine Dining restaurant
19. 2. Fine Dining Kitchen
21. 9.
3. Public Rooms
4. WC’s
5. Bar
25. 6. Reception
7. Office
2. 25. 8. Function Room
9. Kitchen
4. 7. 4. 3. 3. 8. 10. Staff accommodation and canteen
1. 5. 6. 11. Cafe
12. Indoor Pool
19.
13. Outdoor Pool
14. Jacuzzi
15. Sauna / Steam Room
16. Changing rooms
17. Treatment rooms
18. Gym
19. 2 Bedroom apartments
20. Hotel Rooms
21. Garden Villas
25. Refuse Store
N
0 10 20 Scale: 1:750 @ A3
Knoll House Hotel | Conran and Partners | January 2018 23PROPOSED
LG FLOOR PLAN
18.
23.
22.
24.
24. 10.
23.
23.
KEY
10. Staff Accommodation and Canteen
18. Gym
22. Fitness Studio
23. Store
24. Plant
N
0 10 20 Scale: 1:750 @ A3
24 Knoll House Hotel | Conran and Partners | January 2018PROPOSED
FIRST FLOOR PLAN
19.
KEY
19. 2 Bedroom apartments
21.
20. Hotel Rooms
21. Garden Villas
19.
20.
19.
N
0 10 20 Scale: 1:750 @ A3
Knoll House Hotel | Conran and Partners | January 2018 25PROPOSED
SECOND FLOOR PLAN
19.
21.
KEY
19. 2 Bedroom apartments
21. Garden Villas
19.
19.
N
0 10 20 Scale: 1:750 @ A3
26 Knoll House Hotel | Conran and Partners | January 2018DETAILED ACCOMMODATION
SCHEDULE
RESIDENTIAL ACCOMMODATION HOTEL AND SPA ACCOMMODATION
Total Areas Internal breakdowns Internal breakdowns
level GIA GEA Notes level GIA GEA Notes Block A Accommodation Level GIA Block A Accommodation
Block D Accommodation Level
‐1 968 1050 Block A ‐1 968 1050 Staff Accomodation ‐1 321 Staff Accomodation Storage
0 1946 2080 0 1946 2080 Storage/Laundry ‐1 216 Storage/Laundry Gym
1 1821 1963 1 1821 1963 Plant ‐1 321 Plant Fitness Studio
Total 4735 5093 Total 4735 5093 Flexible function rooms 0 301 Flexible function rooms
Plant
Public rooms 0 303 Public rooms Reception area
‐1 594 666 Block B ‐1 594 666 Reception area 0 260 Reception area Treatment rooms
0 878 959 0 878 959 Office 0 21 Office Changing/showers/WC
1 878 959 1 878 959 Bar 0 148 Bar Outdoor Pool
2 878 959 2 878 959 Fine Dining Resaturant 0 327 Fine Dining Resaturant
Indoor Pool
Total 3228 3543 Total 3228 3543 Fine Dining Kitchen 0 204 Fine Dining KitchenPoolside Bar
Hotel Room (Type A) 1 59 Hotel Room (TypeBistro/Breakfast
A) Room
0 Block C TBC under review ‐ figures based on layouts
0 issued TBC under review ‐ figures based
HotelonRoom
layouts
(Type
issued
B) 1 92 Hotel Room (TypeKitchen
B)
1 1 Hotel Room (Type C) 1 37 Hotel Room (TypeBistro/Breakfast
C) Room WC
2 2 Hotel Room (Type D) 1 36 Hotel Room (Type D)
Total 1200 1320 Total
plus 10% as generalised figure 1200 1320 plus 10% as generalised figure
Hotel Room (Type E) 1 41 Hotel Room (Type E)
Internal breakdowns Under eaves and general storage 1 96 Under eaves and general storage
‐1 824 895 Block D ‐1 824 895
0 1189 1235 Block A Accommodation 0 1189 Level1235 GIA Block D Accommodation Level GIA
1 880 1037 1 880 1037
2 880 1037 Staff Accomodation 2 880 1037 ‐1 321 Storage ‐2 30
Total 3773 4204 Storage/LaundryTotal 3773 4204 ‐1 216 Gym ‐2 237
Plant ‐1 321 Fitness Studio ‐2 131
Flexible function rooms 0 301 Plant ‐2 338
Total 12936
Summary 14160 Public rooms Total 12936 14160 0 303 Reception area 0 30
Reception area 0 260 Treatment rooms 0 59
Office 0 21 Changing/showers/WC 0 103
Bar 0 148 Outdoor Pool 0 130
Fine Dining Resaturant 0 327 Indoor Pool 0 118
Fine Dining Kitchen 0 204 Poolside Bar 0 110
Hotel Room (Type A) 1 59 Bistro/Breakfast Room 0 132
s issued Hotel Room (Type B) 1 92 Kitchen 0 100
Hotel Room (Type C) 1 37 Bistro/Breakfast Room WC 0 11
Hotel Room (Type D) 1 36
Hotel Room (Type E) 1 41
Under eaves and general storage 1 96
Knoll House Hotel | Conran and Partners | January 2018 2728 Knoll House Hotel | Conran and Partners | January 2018
KEY VIEWS, MATERIALS
AND PRECEDENT
Knoll House Hotel | Conran and Partners | January 2018 29SOUTH APPROACH
1. 2. 3.
30 Knoll House Hotel | Conran and Partners | January 2018MATERIALS AND PRECEDENT
Quality brick with texture Render to tie in with Hand made plain clay tile
1. and variance, paying 2. existing gables on Knoll 3. roof
reference to the local stone House
Local precedent - Canford cliffs, Dorset Contemporary twist on traditional forms Elegant detailing and quality materials
Knoll House Hotel | Conran and Partners | January 2018 31NORTH APPROACH
4. 2. 3.
32 Knoll House Hotel | Conran and Partners | January 2018MATERIALS AND PRECEDENT
Render to tie in with Hand made plain clay tile Carefully crafted metal
2. existing gables on Knoll 3. roof 4. roofs with inset balconies
House
Generously proportioned window offering sea views Continuing the existing colonnade Function room connecting with the lawn and
activating the frontage
Knoll House Hotel | Conran and Partners | January 2018 33GARDEN VILLAS 1. 2. 5. 34 Knoll House Hotel | Conran and Partners | January 2018
MATERIALS AND PRECEDENT
Quality brick with texture Render to tie in with Local Purbeck Stone
1. and variance, paying 2. existing gables on Knoll 5.
reference to the local stone House
Expressing quality materials Inhabiting the threshold and continuing the cloister Integrating with the landscape
narrative
Knoll House Hotel | Conran and Partners | January 2018 35COURTYARD AND SPA
5. 6. 7.
36 Knoll House Hotel | Conran and Partners | January 2018MATERIALS AND PRECEDENT
Local Purbeck Stone Warm timber soffits Timber formed concrete
5. 6. 7.
Floating form creating a focal point Horizontal emphasis Seamless transition
Knoll House Hotel | Conran and Partners | January 2018 37SUPPORTING INFORMATION 38 Knoll House Hotel | Conran and Partners | January 2018
ECOLOGY SUMMARY
Possible Wildlife Mitigation/Enhancement
• Inclusion of biodiverse green roofs on the proposed apartment long-term roosting opportunities for bats.
buildings. A variety of native herbaceous perennials, hardy
succulents, alpines and bulbs will be planted to increase • Inclusion of traditional or tree-mounted bird boxes (Schwegler
biodiversity at the site alongside providing additional habitat for 1MR Birdhouse, Schwegler 1B Woodcrete Nest Box etc.) upon
nesting birds, invertebrates as well as foraging opportunities for the proposed buildings and/or trees to provide new nesting
bats. The inclusion of green walls will also offer greater aesthetic opportunities for birds. Inclusion of artificial nest bowls for
and biodiversity benefits. swallows and house martins to replace nests to be lost as a result
of the development.
• Creation of new wildlife ponds to provide additional drinking
and foraging opportunities for bats by increasing the availability • Provision of artificial nests bowls to replace house martin and
of emerging insects such as caddis flies, crane flies and midges swallows nests currently on-site.
which have an aquatic phase. Ponds will also provide additional
opportunities for amphibians and will be planted with native • Incorporation of other wildlife boxes (e.g. invertebrate, hedgehog,
species with a known benefit to wildlife. frog/toad shelters) into the scheme.
• Creation of a wildflower meadow within central area of proposed • Inclusion of a dedicated invertebrate enhancement area within
apartments with cut walkways for guests. A minimum of five fruit the post-developed site by creating sand piles suitable for a
trees to be planted to from orchard area. range of vulnerable solitary bees and wasps (bee-wolf, small
sandpit mining bee, hairy sand wasp etc.) known to be within the
• The retention of mature trees (i.e. Scots pine) at the site will area. Deadwood piles in this area will also provide opportunities
provide aesthetic benefits in addition to improved air quality, for saproxylic invertebrates.
temperature regulation and control of run-off during periods of
heavy rainfall. • Retention and placement of logs along the woodland boundary
of the site to provide additional nesting opportunities for red
• Use of native plant species including trees, shrubs, flowers and wood ants (lower risk/near threatened on the IUCN Red List of
grasses within landscaping proposals. Tree-line/hedgerow to threatened species).
be planted along the southern boundary of the site to improve
connectivity for wildlife and provide additional aesthetic benefits. • Installation of wildlife interpretation boards to inform guests of
Studland wildlife and the important habitats that support them.
• Reduction of light spillage onto the adjacent woodland post-
development to improve commuting and foraging habitat for • Retention of deadwood stumps to provide continued habitat for
bats, particularly photophobic species such as brown long-eared wood boring invertebrates.
bat and Rhinolophus sp.
• Use of grassed paving (e.g. grasscrete) instead of hardstanding
• Inclusion of bat boxes (Habitat Bat Box, Ibstock Enclosed Bat for parking spaces and/or access.
Box etc.) into the fabric of the new hotel buildings will provide
Knoll House Hotel | Conran and Partners | January 2018 39LANDSCAPE
1. Front
Knoll House Hotel is a prominent landmark characterised by its strong architectural form
and striking pine trees.
The landscaping will seek to develop and retain a simple and understated mood that
enhances the building and frames the view beyond.
Hard landscaping should be kept to a minimum and where necessary be formed of local
and natural materials.
Planting would also be understated and play a supporting role to the dominant pines.
2. Communal Gardens
The open space between the holiday villas will form a communal garden providing an
opportunity for more ornamental planting.
The design will retain a natural character to retain the feeling of connectivity with the
landscape beyond.
Pathways will link routes across the site and beyond into the surrounding countryside.
3. Courtyard
The space adjacent to the spa building will be a minimal, elegant setting for guests to
eat outside and relax.
Clean lines and natural materials will create a calming and airy courtyard, with formal
lines of trees providing vertical interest.
Planting near entrances and treatment room windows will be textural or scented to
provide a sense of connectivity with nature and a feeling of wellbeing.
40 Knoll House Hotel | Conran and Partners | January 2018TRANSPORT SUMMARY
Key Notes:
Guidance for Transport Assessment produced by the DfT outlines a threshold of 30 trip
• The development benefits from an existing access point on Ferry Road. Accident increase per peak hour or 100 trip increase per day would need an assessment. Based on
data shows a low number of accidents on Ferry Road, and no fatalities in the latest the above, traffic impact assessments would not be required at junctions near the site.
5-year period .
The highways network is typical of rural Dorset. Ferry Road which runs past the site
• Development proposals outline a net reduction in trips to what could be is not a heavily trafficked road, and would have spare capacity and development will
generated at present. A first principle approach outlines a potential 27% reduction certainly not result in any unwanted delay or queuing within the vicinity.
in trips generated at the site access and Ferry Road, based on a reduction in keys
on site totalling 34; Internal Layout:
• The proposed additional facilities will be open to the public; however, it is unlikely Within the site, a shared space arrangement is adopted, with vehicles and pedestrians
to generate many trips during peak periods on the local road network ; cohabiting the roads, alongside several footpaths leading off the carriageway to connect
various leisure uses provided on site.
• Access to public transport services support sustainable travel within the local
area, with bus stops offering north and southbound travel found fronting the site. Access:
• The provision of parking on site has been thoroughly tested to ensure the supply Access to the site will be provided from the existing access for the hotel on Ferry Road.
is sufficient to meet the operational demands of development proposals. The junction has two clear lanes for 2-way traffic going in and out of the resort, it also
has clear visibility to the left and right on exit of the site.
• A shuttle bus service for both guests and staff will be explored, linking the site to
key local destinations such as the Airport and Train Station. A visibility splay of 63m can be achieved in both directions and therefore meets the
sight stopping distance criteria set out in the Manual for Streets (1).
• Development proposals support the aims of Local and National Government to
reduce single occupancy car trips on the public highway network. Parking:
Traffic Impact: Parking at the existing Knoll House Hotel is unmarked and predominately provided in
gravelled areas to the west of the site. The existing parking provision has been estimated
A first principle approach would suggest that development proposals would result as 79 no. car parking spaces; the following assumes vehicles use all available space in a
in a net reduction in trips from the existing situation. Knoll House Hotel outlines uniform manner.
128 keys, with 71 no. for guests and 57 no. for staff. Proposals outline a total of 94
no. keys, resulting in a reduction in keys totalling 34. The number of keys has been Proposals outline 84 no. formal parking spaces in support of the development, with the
utilised as the trip generation factor, as the nature of the offering would dictate layout sensitive to provide sufficient parking without undermining the bespoke luxury
that there is unlikely to be more than 1 vehicle per key (room). Based on that nature of the offering.
approach, the proposed development would have a trip generation potential 73%
lower than the existing land use, accounting for the proposed reduction in keys on It is noted that operationally a maximum of 10 no. spaces will be allocated for staff
site. vehicles, with the remaining spaces provided for guests.
Knoll House Hotel | Conran and Partners | January 2018 41Servicing:
The servicing of the site will take place via the existing access point off Ferry Road.
This proposed service arrangement will not be significantly different to the current
operation on site.
The proposed servicing arrangement will be subject to a full swept path analysis.
Accessibility:
The site is located on Ferry Road, bus stops are located directly outside the hotel
and are therefore within a 400m walking distance for guests. The southbound stop
benefits from a timetable, flag and bench.
The no.50 bus service runs along Ferry Road past the site. This service travels
between Bournemouth- Sandbanks and Swanage, passing by hourly Monday to
Saturday and every two hours on Sunday.
Accessibility Improvements:
The potential of a shuttle bus service offering as part of proposals will be
investigated, to promote sustainable linkage between the hotel and major
destination and to improve the accessibility to site via non-car modes of transport.
NTS
42 Knoll House Hotel | Conran and Partners | January 2018Knoll House Hotel | Conran and Partners | January 2018 43
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