Agenda item

Retention of Shepherds Hut.

The application for a shepherd’s hut on a site partly owned by Dorset Council was presented by the Planning Officer. The application site was highlighted in relation to Lyme Regis and views from the access point were shown, including photographs of the access steps and an image of the existing shepherd’s hut.

A site plan was displayed along with elevations and a floor plan of the proposed hut, which was described as a modest structure comprising a sleeping area, shower room, and kitchenette. A section of timber fencing was proposed for removal and replacement with a chain-link fence. Additional photographs were shown from the road, including views looking southeast from the access point and images illustrating the hedge in place and after removal by the applicant.

The site was located within the DDB and would provide new-build tourist accommodation, making it compliant with policy. The location was considered discreet and the use of traditional materials meant the design was regarded as acceptable. In terms of flood risk, the site was identified as being at risk of flooding in 1-in-30 and 1-in-50-year events. However, a Flood Risk Assessment outlined mitigation measures including the raised ground level and elevated level of the shepherd’s hut itself. On this basis, the flood risk was considered acceptable. The proposal was noted to provide modest economic benefits by contributing to the local economy and there were no environmental implications.

Concerns had been raised by the highway’s authority regarding the lack of visibility onto the B3165, with the view that the scheme would cause additional danger to road users and have a severe impact on road safety. A proposed change to a 20-mph speed limit was mentioned, but it was noted that a decision had not yet been made on this and even if imposed, it was unclear whether it would overcome the visibility splay issues. It was considered that the application was unacceptable on highways grounds.

The applicant Ms Weldin, spoke in support of the application. She noted that many of the guests who use the shepherd’s hut often didn’t use their cars due to the close proximity to the town centre. In addition, there was no case of a recorded accident in the location of the junction and the potential impending 20 mph speed limit will only serve to make the road safer.

In response to comments made by the public speaker the Engineer clarified the highway’s position that the application in its current form was unacceptable due to the visibility splays.

Officers provided the following responses to questions from members:

·       Officers were unable to speculate on whether the access would be safe if the speed limit was reduced to 20mph as the calculations would need to be redone.

·       Accident statistics are considered when assessing applications, however in this case the access was deemed unsafe based on visibility splays.

·       Officers did not consider that it would be appropriate to grant a time limited permission.

The committee agreed to extend the meeting beyond 3 hours.

Having had the opportunity to debate the merits of the application, it was proposed by Cllr Monks and seconded by Cllr Christopher that the application be deferred to allow for more information to be provided regarding the impending decision on the speed limit and how this would impact the safety of the access.

Decision: That the application be deferred.