Land between the Bridges, Poole

PROJECTS

Land between the Bridges, Poole

Project: 400 quayside apartments and commercial and retail space
Location: Poole, Dorset
Client: Reuben & Morgan
Services: Transport Planning, Flood Risk Advice

What it was trying to achieve

A 1.8-hectare brownfield site on Poole Quay, between two lifting bridges connecting the town centre and the ferry port, was proposed for 400 apartments alongside restaurants, offices and a new public walkway at the water’s edge. The site would also provide a new home for Poole Rowing Club. Sitting on the upper reaches of Poole Harbour, the regeneration of this quayside was both a significant planning opportunity and a Flood Zone 3a challenge that could not be separated from it.

What made it complex

The site was entirely within Flood Zone 3a and undefended. The local Strategic Flood Risk Assessment required flood defences in all unprotected areas. The exception test demanded proof that the sustainability benefits outweighed the residual risk and that flood risk would not be increased elsewhere. Those requirements existed alongside a design ambition for public walkways at the water’s edge and vehicle and pedestrian access through the flood defences themselves. The flood defence requirement and the access requirement were not separate design problems.

What it produced

The flood risk and transport requirements were resolved within a single design. Planning permission was granted for the scheme. The combination of flood defence and access through it, which had been the core planning challenge, was accepted. The work led to further instruction on other schemes in the area, including the redevelopment of Poole Stadium.

How we thought about it

We read the flood fingerprint of the site through the Environment Agency’s flood hazard maps and site-specific modelling, including a 1-in-200-year scenario accounting for the effects of climate change. The modelling showed that flooding was possible even on a normal high spring tide from a modest 0.2 metre surge. Three options were available: build on stilts, build behind flood protection while preserving access, or raise the level of the site. Each was assessed against the planning requirements and the design ambitions for the waterfront. The solution required raising the site and integrating the flood defences in a way that accommodated the walkway and the access routes through them. Transport planning and flood risk worked together rather than in sequence.

Calibro stands out as a consultancy that understands the value of creative thinking, innovation and collaboration in achieving the best possible outcomes for their clients.

Nick Small

Stagecoach

Head of Strategic Development & the Built Environment