Case Officer:
M Elliott
Site:
Heron House Hotel, Thurlestone Sands, Kingsbridge, Devon,
TQ7 3JY
Application No:
46/0113/02/F
Date Received:
17th January 2002
Agent:
BBH Chartered Architects 9 Duke Street Dartmouth Devon TQ6
9PY
Applicant:
Mrs P Rowland
Development:
Demolition of hotel and reconstruction of development
comprising 11 apartments
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This map is reproduced from the Ordnance Survey material with the
permission of Ordnance Survey on behalf of the Controller of Her
Majesty's Stationery Office © Crown copyright. Unauthorised
reproduction infringes Crown copyright and may lead to prosecution
or civil proceedings. South Hams District Council. LA 079391. 2002
Scale 1:2500
For internal reference only – no further copies to be made
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Policies
Area of Outstanding Natural Beauty
Coastal Preservation Area
Countryside
Consultations
Devon County Council – County Highways Authority
No objection in principle
South West Water
No objection
Environment Agency
No objection
Environmental Health Section
No objection
Parish
South Huish Parish Council make the following observations:Refuse – see letter
Letters of representation are included in the Members bundle
Case Officer Report
The Site and Setting
The application site, the former Heron House Hotel is situated on a prominent headland at
South Milton Sands. The site, together with surrounding property is clearly open to view
from the surrounding area and nearby coastal footpath.
The detached building is constructed of block and render with a red tiled roof. It has
been much altered and extended over the years and features flat roofed extensions and
large flat roofed dormer windows.
A detached house ‘Redcliffe Cottage’ lies immediately to the north of the site.
Background History
Planning permission was granted in June 2001, reference 46/0726/01/F for the conversion
and alteration of the hotel to form 11 residential apartments. The development involved
the loss of a hotel and replacement with a residential use a visual enhancement was also
achieved.
Members’ will also recall that a residential redevelopment comprising 12 no. flats has
been implemented on a nearby site formerly occupied by the Rock House Marine Hotel,
reference 46/1956/97/3.
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The Proposal
The current proposal seeks permission for the redevelopment of the Heron House Hotel
site with the erection of 11 apartments comprising 2 and 3 bedroom units.
The replacement building occupies the same site as the existing building, and would be
no higher and there will be no significant increase in scale. The proposals make
provision for the refurbishment of an existing unit which is detached from the main
building.
The building would have natural slate finish to roofs and dormer windows all with close
mitre hips. Walls would be colourwashed render with flush fitting casement windows in
timber with a painted finish. The design also incorporates balconies and balustrading
which would be constructed in timber.
Representations
The South Huish Parish Council have raised objection on the following grounds:
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The existing building is not unsightly and demolition is not therefore justified.
Proposal will set a precedent for further building of such type as the Rock House
Marine site.
Letters of representation received also raise the following issues:
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highway access is not adequate
overdevelopment in immediate locality
proposal contrary to policies
out of character in Area of Outstanding Natural Beauty
two or three low level buildings preferable
loss of hotel
scale of replacement building should be closer to the original building on site in 1962
overlooking
obscure glazing in north facing windows
disturbance during building works
The above correspondence is copied in the Members’ bundle of letters.
Analysis
The erection of 11 new residential apartments in the countryside is contrary to
established settlement policy H4. The application has been advertised accordingly.
The planning history is in this case a material consideration and it must be accepted that a
residential use of the site has been permitted albeit via a conversion of the existing
building. There is no proposed increase in number of residential apartments. No
reasonable planning objection can therefore be raised as a matter of principle to new
build residential units.
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It is however clearly necessary to consider the prevailing landscape policies C4 and C7
of the Structure Plan and policy SHDC3 of the South Hams Local Plan.
The conservation and enhancement of the natural beauty of the area will be given priority
over other considerations and development should not detract from the unspoilt
character and appearance of the coastal area.
A building of substance does exist on the site and is an established part of the landscape
setting. Despite the views expressed by the Parish Council the existing history is not
considered to have any design merit, incorporating flat roof extensions and large flat
roofed dormer windows.
The proposed building occupies the same footprint as the existing, is no higher and does
not significantly increase the scale of building beyond that already improved. The
resulting design is considered to present a clear visual enhancement of the site and its
general setting. There would as such be no conflict with the objectives of the planning
policies referred to above.
The neighbour concerns expressed can to some extent be controlled by appropriate
planning conditions i.e. securing obscure glazing. Any overlooking from permitted
balconies is not considered to be so material as to justify planning refusal. Balconies
feature on the approved scheme.
Conclusion
The principle of a residential use on the site is established, a planning permission can be
implemented. The proposal represents a building of better design and appearance
which will enhance rather than detract from its protected landscape setting.
The development has been assessed against the provisions of the Act. Whilst the
concerns expressed through representations are acknowledged and accepting that
adjoining residents will be affected by the proposals, their rights have been carefully
assessed against Article 8 of the Act but, arriving at a recommendation on this
application, those rights have been balanced against the rights of the applicant, under
Article 1, Protocol 1 to best utilise property, without harm to wider community interests.
Recommendations
Conditional approval
Conditions
1 - NS03 (Standard NS3)
2 - NH06 (Accord with Plans. NH6)
3 - NA24 (Natural Slates. NA24)
4 - Non Standard
Close Mitre Hips
5 - NA17 (Windows and Doors. NA17)
6 - Non Standard
Balustrade Detail
7 - Non Standard
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Parking
8 - NE01 (Landscaping. NE1)
9 - NB26 (Obscured Glazing. NB26)
10 - Non Standard
Exclude Swimming Pool
11 - Non Standard
Surface Water
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