New dwelling at Lily Cottage, All Saints, Axminster

“WardYarty Reference 23/2663/FUL ApplicantMr and [name withheld] Goldsmith Lane All Saints Axminster EX13 7LU ProposalDemolition of cottage and erection of new dwelling…”

“This application is before the committee because it is a departure from the development plan. It seeks full planning permission for the demolition of the remains of the former Lily Cottage and construction of a new dwelling on land at Goldsmiths Lane, All Saints. A previous proposal on the site was refused and subsequently dismissed at appeal, primarily due to excessive scale, dominance and inadequate integration with neighbouring cottages.”

“The application site comprises an irregularly shaped parcel of approximately 0.3ha on the east side of Goldsmiths Lane, forming part of the dispersed rural settlement of All Saints. The site contains the ivy-clad ruins of the former Lily Cottage, historically a two-storey cob building which has long since collapsed and is no longer capable of reoccupation.”

“To the immediate south lie The Chestnuts and Chestnut Cottage, modest semi-detached cottages occupying slightly smaller plots. These are situated on land slightly lower than the application site. The surrounding settlement pattern comprises a low-density mixture of cottages, post-war dwellings, bungalows and more recent infill houses arranged loosely along Goldsmiths Lane and Knights Lane.”

“15/0032/FUL Restoration/conversion of building (former dwelling) to create a dwelling Refusal 21.04.2015”

“A previous proposal for a dwelling on this site (ref. 19/0078/FUL) was refused by the Council and subsequently dismissed at appeal in June 2022. The Inspector acknowledged the architectural quality, innovation and sustainability of the design but concluded that its scale and massing resulted in an unacceptable relationship with neighbouring cottages and insufficient sensitivity to the defining characteristics of the local landscape.”

“Taken together, the proposal demonstrates full adherence to the criteria of paragraph 139(b). It represents an outstanding, innovative and highly sustainable design that fits with its surroundings and responds directly and positively to the Inspector’s earlier findings. Accordingly, significant weight can be given to the design and sustainability credentials in the overall planning balance.”

“When considered overall, the harm arising from reliance on the private car is limited and does not significantly or demonstrably outweigh the substantial benefits of delivering a highly sustainable dwelling of exceptional design quality that addresses previous concerns and makes a small but valuable contribution to housing supply.”

“Natural England 13/11/ 2024 Natural England advises that the proposal lies within a nutrient-sensitive European site catchment and may have significant adverse effects on designated habitats through nutrient pollution. An HRA with full nutrient budget calculations is required, progressing to Appropriate Assessment if impacts cannot be ruled out. Any…”

“Overall, the revised design is regarded as successful, sensitive and technically coherent, achieving a positive balance between natural materials and contemporary technology. The dwelling is described as an attractive and contextually appropriate addition, with no urban design concerns arising from the revised scheme. The proposal is therefore supported and recommended for approval from a design perspective.”

“23/2663/FUL Many objectors argue that: • The site lies outside the Defined Settlement Boundary and is therefore treated as open countryside, where new dwellings are contrary to policy. • The original cottage on the site was replaced by “Poppins” some years ago, meaning the current site should not be considered previously developed land or eligible for a replacement dwelling. • Approval would risk setting a precedent for further development of open countryside sites.”

“Design, Scale and Appearance Several detailed objections raise significant concerns regarding design quality, including: • The dwelling is said to remain substantially larger than the former cottage and out of scale with nearby dwellings. • The design is considered intrusive, ostentatious, and alien to the local character. • Use of cob, thatch, copper and curved glazing is criticised as impractical, unsustainable or incompatible with the proposed form.”

“Foul drainage shall be dealt with by a package sewage treatment plant, which shall be sited so as not to cause pollution of any watercourse or water sources. Details of this treatment plant, its siting and method of discharge shall be submitted to and approved in writing by the Local Planning Authority before development commences.”

“No development above foundation level shall take place until a landscaping scheme has been submitted to and approved in writing by the Local Planning Authority; such a scheme to include the planting of trees, hedges, shrubs, herbaceous plants and areas to be grassed. The scheme shall also give details of any proposed walls, fences and other boundary treatment.”

“RESOLVED: The Appropriate Assessment be adopted. Approved in accordance with officer recommendation subject to a S106 agreement to secure a foul drainage upgrade and subject to an amendment to Conditon 10 to read as follows: “Prior to first occupation, a written report shall be submitted to and approved in writing by the Local Planning Authority confirming that the sustainability measures identified in the Design & Access Statement (December 2023), or updated measures…”

“The approved measures, or approved updated equivalents, shall thereafter be retained and maintained for the lifetime of the development. (Reason – To ensure the dwelling achieves and maintains the very high levels of sustainability that form a key component of the planning balance under NPPF paragraph 139.)”