Agenda item

Construction of extension to existing raised platform, including detachable shade canopy structure.

With the aid of a visual presentation, including site plans, elevations, 3D images, aerial photography and site photographs, the Case Officer identified the application site and outlined the proposed development. Members were guided through the relevant planning history and policies applicable to the determination of the application. 

 

The Case Officer identified the site location and highlighted the numerous listed buildings and heritage assets situated within the surrounding area. Existing plans were presented, including the current floor and roof layouts and the existing south, west, north and east elevations. A 3D image of the existing platform was also shown to provide context. 

 

Members were presented with the proposed site layout, which included an extension towards the rear of the site and a modest increase in the height of the platform. It was explained that the space beneath the extended structure was intended for boat storage. Proposed floor plans, elevations and details of the detachable canopy sails were also displayed. Additional 3D visualisations demonstrated the appearance of the completed development, together with proposed roof plans showing the structure both with and without the canopy sails. 

 

Google Earth imagery was used to illustrate the wider setting of the site, including the beach and harbour. Photographs taken from around the harbour identified the surrounding buildings and neighbouring catering establishments, whilst further images showed views from the harbour frontage, access arrangements to the site and conditions within the site itself. 

 

The Case Officer advised Members that the premises operated under a premises licence and drew attention to the key planning considerations. It was explained that the proposal would result in moderate harm to designated heritage assets and that the identified public benefits were not sufficient to outweigh that harm. Whilst there were acknowledged economic benefits associated with the proposal, officers considered that the development would have a harmful impact on residential amenity. 

 

Members were advised that no adverse impacts had been identified in relation to highways, ecology, flood risk or coastal risk management matters. 

 

Having assessed the proposal against the relevant development plan policies and material considerations, the Case Officer confirmed that the officer recommendation was to refuse planning permission for the reasons set out in Section 17 of the report. 

 

 

In accordance with Procedural Rule 8.1 the committee voted to extend the duration of the meeting.  

 

 

Public Participation 

Matthew Dalton-Aram, speaking as agent, stated that the report did not adequately demonstrate harm arising from the proposal and argued that any impact would be limited. He noted the mixed-use harbour setting and that the platform was present when Cobb House was listed. He highlighted that the sailing club was a volunteer-run, non-profit organisation with around 400 members that hosted Lyme Regis Sea School, providing social, educational and economic benefits to the community. He considered that any limited harm was outweighed by the significant public benefits of the proposal and noted that the canopy was removable if required. He requested that the committee reconsider the officer recommendation and grant.  

 

Councillor Philip May, speaking on behalf of Lyme Regis Town Council, expressed strong support for the application. He stated that the Town Council had considered the proposal and concluded that any harm to the conservation area would be limited and minor in nature. He noted that the sail canopies were removable and highlighted the educational, social and economic benefits provided by Lyme Regis Sailing Club, including opportunities for training, bursaries and support for young people. He also referred to the club’s contribution to coastal tourism, the enjoyment of both residents and visitors, the hosting of major events, and the positive impact on local businesses. He concluded by emphasising the club’s importance to the town and reiterated the Town Council’s support for the application. 

 

Councillor Belinda Bawden, as Local Ward Member, spoke in support of the application. She referred to the principles of sustainable development and noted that members had been offered to undertake a site visit. She expressed concern regarding the assumption that the proposal would harm the heritage asset, stating that she considered it would instead enhance the area. She noted that the proposed railings would be in keeping with the character of the locality and that the canopies were visually attractive. She further stated that there were no permanent residents within Cobb House, that the existing harbour environment was already characterised by a degree of noise and activity, and that the Sailing Club would not materially add to this. She considered licensing matters to be irrelevant to the determination of the application and emphasised the benefits the proposal would provide to the local community. 

 

Cllr Belinda Bawden left the room at 13:02 

 

Members questions and comments 

• Referenced the Conservation Area Statement and sought clarification on how its findings and recommendations had been considered in the assessment of the application. 

• Sought clarification regarding the specific aspects of residential amenity that were affected by the proposed development and the extent of any resulting harm. 

• Queried what amendments would be required to make the proposal acceptable, specifically whether this would be achieved through the removal of the canopy, alterations to the decking area, or a combination of both elements. 

• Members noted that the proposal would provide a community benefit by bringing increased activity and vibrancy to the area. Members considered that these benefits outweighed the identified harm to the conservation area and accepted the officer's conclusion that the development would result in less than substantial harm to heritage assets. 

 

 

Having had the opportunity to discuss the merits of the application and an understanding of all this entailed; having considered the officer’s report and presentation; the written representations; and what they had heard at the meeting, a motion to REFUSE, was proposed by Cllr David Northam, and seconded by Cllr Craig Monks. 

 

Decision: That planning permission be granted contrary to the officer recommendation on the grounds that, whilst the proposal would result in harm to the setting and significance of the Conservation Area and the listed building, the economic and community benefits arising from the development, when considered within its marine and commercial setting, were considered to outweigh that harm.  

 

Furthermore, whilst it was acknowledged that the proposal would give rise to some noise and disturbance for nearby residential properties, Members considered that this impact was acceptable in this location and was outweighed by the economic and community benefits associated with the scheme, subject to the following conditions:  

 

• Condition 1: The development to which this permission relates must be begun not later than the expiration of three years beginning with the date of this permission. 

 
Reason: This condition is required to be imposed by Section 91 of the Town and Country Planning Act 1990 (as amended). 

 

• Condition 2: The development hereby permitted shall be carried out in accordance with the following approved plans: 

• PP-14753929v1 Location Plan 

• LRSCSPPRO 1.2 Proposed Site Plan 

• LRSCPRO4 1.3 Proposed Floor Plan 

• LRSCPRO3 1.2 Proposed North & East Elevations 

• LRSCPRO2 1.2 Proposed South & West Elevations 

• LRSCPRO1 1.2 Proposed Roof Plan 

• LRSCPRO1v2 1.2 Proposed Roof Plan 

 

Reason: For the avoidance of doubt and in the interests of proper planning. 

 

• Condition 3: The extended raised platform hereby approved shall not be used outside the hours of 9.00am to 11.00pm on any day, and no amplified or other music shall be played on the extended raised platform hereby approved. 

 

Reason: To safeguard the amenity of occupiers of neighbouring residential properties from undue noise and disturbance. 

 

• Condition 4: Prior to the installation of the railings and sails to the decking hereby approved, details of their materials, finish and colour shall be submitted to and approved in writing by the Local Planning Authority. The railings and sails shall thereafter be installed in accordance with the approved details and retained and maintained as such thereafter. 

 

Reason: In the interests of the setting of the adjacent listed building and the character and appearance of the Conservation Area.