House extensions and alterations at Saltwinds, Belle Vue Road, Swanage

What was proposed

The application proposed extensions, a new hipped roof with a loft room and covered balcony, and refurbishment or removal of outbuildings.

“Description of development The householder application proposes extensions and alterations to provide ground and first floor accommodation with new hipped roof providing a second-floor loft room and covered balcony within the roof space, and refurbishment of the outbuildings. Background and relevant planning history 304452 – Use land and buildings at corner of Peveril Road and Belle Vue Road, Swanage as Hotel – Granted 30th October 1957.”

“Retention of the existing single-storey hipped roof section to the east of the building with roof extension to the south over a passageway. • Extension to south of property (including removal of existing roof) to provide additional ground floor accommodation and two additional bedrooms, a bathroom, and landing area at first floor level.”

Officer report

The site

Saltwinds is a partly two-storey backland cottage that remains relatively unassuming and subservient to the larger Craig-y-Don property.

“Description of site 4.1 Saltwinds is a partial two-storey cottage set back from Belle Vue Road to the rear of a garage and parking court serving Craig-y-Don to the east. The central flat roofed two-storey section of the dwelling is surrounded by single storey sections to the east and south including a converted garage.”

Officer report

What officers recommended

Officers recommended approval because the amended scheme was acceptable in design, landscape, conservation, amenity, drainage, tree, biodiversity and other respects.

“Reason application is going to committee: This application comes before the planning committee at the request of the Eastern Planning Committee Chair. Summary of recommendation: GRANT planning permission subject to conditions as set out in section 18. Key planning issues…”

“Issue Conclusion Principle of development Acceptable. Scale, design and impact on the character and appearance of the area and the Dorset National Landscape (formerly known as AONB) Acceptable subject to condition. Impact on Swanage Conservation Area Acceptable. Impact on neighbouring amenity Acceptable subject to conditions. Coastal erosion, land instability and subsidence Acceptable subject to informative note.”

Officer report

Consultation and objections

Swanage Town Council recommended refusal, while highways and trees raised no objection subject to requirements; seven objections were received.

“Dorset Wildlife Trust No comments received. Dorset AONB Team Do not wish to comment due to scale of proposal. Recommend Dorset National Landscape guidance is followed. Dorset Council (DC) – Highways There is capacity within the curtilage of the site for parking. Given the accessible location (albeit with some topography challenges) there are opportunities for walking, wheeling and cycling.”

“No objection subject to informative note. DC - Rights of Way Officer No comments received. DC - Trees (East & Purbeck) Site within area TPO dating from 1965. None of the trees within the boundary are of sufficient age to have been present when the TPO was made and are not therefore protected. No significant trees are affected by the proposal.”

Officer report

What residents said

Objections focused on the roof’s height and massing, visual intrusion, loss of light, overlooking, privacy, decking, drainage and possible holiday use.

“Securing elevated sea views should not take precedence over good design, landscape considerations, neighbouring amenity, sustainability, or the long-term quality of development within this sensitive location. • Continued adaptation of the existing building is resulting in increasingly contrived architectural solutions that neither respect the character of the existing structure nor contribute positively to the surrounding area.”

“Any proposal should take a holistic and policy-led approach to design, rather than incremental additions that result in increased scale and visual intrusion that does not respect character of Belle Vue Road. • Harmful overlooking from first floor west facing windows due to distance and private amenity spaces impacted. Use of obscure glazing should be secured as mitigation. • Request conditions to restrict use of roof space and removal of permitted development.”

Officer report

Who spoke

A public representative spoke against the application, and the applicant said the revised scheme was smaller and the flat roof would hold solar panels.

Members’ discussion

Officers explained the reduced scheme, separation distances, privacy measures, roof access, decking permission and the proposed conditions.

“In response to the public speakers the Planning Officer clarified that the original application was more substantial and had been scaled back following pre- application advice. Conditions recommended in the report prevented additional windows and also prevented use of the flat roof for recreational purposes. An obscure screen was proposed to prevent overlooking from the decking, this was in…”

“In response to questions from members, officers provided the following responses: • The dwelling in its current condition was a two-bedroom property and it would be extended to a three-bedroom property, but outbuildings would be removed • The roof height was 8m above finished floor level although land levels varied. • Planning permission was required for the decking as it was over 0.3m in height.”

Minutes

The vote

The application was proposed and seconded for approval before the committee decided to grant it subject to conditions.

“It was proposed by Cllr Ezzard and seconded by Cllr Coombs that the application be granted.”

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

Minutes