Agenda item

Erect replacement dwelling.

The Senior Planning Officer presented the application for the erection of a replacement dwelling, explaining that it followed an earlier proposal which had been refused and subsequently dismissed at appeal.

An aerial view was shown identifying the existing dwelling and the site for the proposed replacement. It was explained that the property was accessed from Stile Lane, where a shared parking area was situated and lay within the grounds of Farnham House. The site constraints were outlined: it lay within the DDB, within the Dorset National Landscape and inside the Lyme Regis Conservation Area. The plan also highlighted areas vulnerable to coastal erosion and identified nearby listed buildings. Farnham House was described as a non‑designated heritage asset.

Elevations of the existing single-storey dwelling were shown. The previously refused scheme was shown alongside the current proposal for comparison. The earlier design had been considered visually prominent and harmful to the setting of Farnham House. The revised proposal would be constructed in natural stone with a natural slate roof and would include a significant reduction in glazing compared with the previous application. Two small roof lights were proposed at first‑floor level. The ridge height would increase by approximately 1.5 metres over the existing building.

Photographs of the site were presented, including the protected yew tree adjacent to the property. Further images showed the relationship between the existing dwelling, the modern addition of Flat 8 at Farnham House and Farnham House itself. It was explained that the proposed dwelling would feature dormers and materials similar to those used on Farnham House. Additional views were shown from the entrance to Farnham House and from the public footpath, illustrating the change in levels across the site. The modern Flat 8 was visible from these viewpoints, as was a shed within the application site. Wider views from the mini‑golf area were also shown.

In setting out the key planning issues, the Senior Planning Officer explained that the site lay within the DDB and that a replacement dwelling was acceptable in principle. Regarding the Dorset National Landscape and trees, the appeal inspector had found that development could be undertaken without harming the adjacent yew tree, subject to an appropriate construction plan. On heritage matters, the inspector had concluded that although the site was visible from nearby listed buildings, the proposal would not harm their historic open settings. In respect of the Conservation Area and the non‑designated heritage asset, it was advised that the revised scheme would result in less than substantial harm and any harm identified fell at the lower end of the "less than substantial" scale.

The application was recommended for approval subject to conditions, including the removal of permitted development rights for additional windows facing Farnham House, and the implementation of a construction method statement to ensure the protection of the yew tree and maintain ground stability.

Melanie Gradden spoke in opposition to the application. She noted that the revised scheme had not reduced in size or bulk from the previously rejected application and that the prominent location of the dwelling would cause harm to the Conservation Area, with no wider community benefits.

The applicant, Denise Russell, spoke in support of the application. She explained that they had worked with architects and planners to create a design that was softer and smaller than the previous proposal. In addition, the new design would have a lower roof height than other buildings in the area.

Mark Green spoke on behalf of Lyme Regis Town Council. He stated that the Town Council had unanimously agreed to object to the application, as they did not view the new proposal as materially different from the previously refused application. They considered that it was out of keeping and unsympathetic to the character of the area and neighbouring buildings.

Cllr Bawden spoke in opposition to the application. She noted that the area of Lyme Regis in which the development site was proposed had a significant number of heritage and listed buildings and that this proposal would be out of keeping with the existing buildings, due to the modern design. There were also concerns about the unstable ground, as part of Stile Lane had recently collapsed.

Cllr Bawden left the meeting at 12:39.

The following responses were provided to members questions:

·       A Landscape Visual Impact Assessment was not required for a replacement dwelling.

·       The main changes compared with the previous application were the reduced width of the building, the changed materials and the reduced glazing.

·       The public benefits that had been identified were the replacement of an outdated dwelling with a modern building that would be more thermally efficient.

It was proposed by Cllr Kimber and seconded by Cllr Wheller that the application be granted.

Decision: That the application be granted subject to the conditions set out in the appendix to these minutes.