SPECIAL DEVELOPMENT CONTROL COMMITTEE

Schedule of Applications for Consideration on

10 th September 2007 …………………………………………….

Planning & Development Services Council nd 2 Floor Roebuck House, Abbey Road, , TQ2 5DP

This is a BLANK PAGE!

KEY:

STANDARD ABBREVIATIONS

AONB Area of Outstanding Natural GSSPD Greenspace Strategy Supplementary Beauty Planning Document AGLV Area of Great Landscape Value PPG Planning Policy Guidance Note CA Conservation Area (DoE/DETR) CPA Coastal Preservation Area PPS Planning Policy Statements (ODPM) SSSI Site of Special Scientific Interest PTR Principal Traffic Route CZ Countryside Zone SC 01-54 See Standard Conditions Booklet DSP Devon Structure Plan 2001-2016 TLP Torbay Local Plan 1995-2011 (Adopted October 2004) (Adopted April 2004) GPDO General Permitted Development TPO Tree Preservation Order Order (1995) UDGSPD Urban Design Guide Supplementary GDPO General Development Procedure Planning Document Order (1995)

APPLICATION TYPES

AD Advertisement MA Minor Amendment AG Agricultural Determination MOA Major Outline Application CA Conservation Area Demolition MPA Major Planning Application CD Certificate of Appropriate MRM Major Reserved Matters Alternative Development OA Outline Application CE/CP Certificate of Lawful Development PA Planning Application CS Telecommunications PD Permitted Development DEP Do I Require Planning Permission RM Reserved Matters enquiry R3/R4 Local Authority Development DM Demolition 14 Circular 14/90 (Power Lines) HS Hazardous Substances 18 Circular 18/84 (Crown Development) LB Listed Building ZP Pre-application enquiry

CONSULTEES

CE Chief Executive ASC Adult Social Care AHA Area Health Authority SD/Ch Strategic Director for Children EA Environment Agency SD/Com Strategic Director for Community Services EHO Environmental Health Officer SD/Perf Strategic Director for Performance TDA Torbay Development Agency

NOTE: Letters of representation and other documents are referred to at times, throughout the Development Control Committee agenda. To find these documents, look at the end of the schedule for the item number reference at the bottom of each page.

Listing of Schedule for Development Control Committee

Date: 10 th September 2007

Application No. Item P/2007/1029/CA SP2 P/2007/1030/MPA SP1

SP1

P/2007/1030/MPA St Marychurch

Cary Arms Hotel, Glen Hotel, Beach Cafe And Car Park Beach Road Torquay Alterations, Extensions And Pool At Cary Arms Hotel; Demolition Of The Glen Hotel And Construction Of 7 Dwellings. Demolition Of Cafe & Public Toilets And Construction Of New Cafe, Toilets and Dive Facility With 4 Holiday Apartments Over; Alterations And Improvements To Car Park.

Representations

Objection

Support

Neighbour Notified

Constraints:

Conservation Area - Babbacombe Downs Enforcement Case - 2004/0075/EN Site Of Special Scientific Interest - Babbacombe Cliffs, Torquay Within 250 Metres Of SSSI - Within 250M Of Babbacombe Cliffs

Consultations:

Comments Received (As of 29 August 2007):

5 Supporting Application Mr D Phillips - Hotels & Restaurants Association, Sea Scape, Woodland Avenue Mr M Bettesworth - 29 - 30 Fleet Street, Torquay Devon Dartmoor Tourist Association Ltd - The High Moorland Business Centre, Princetown, Yelverton Nick Goodwin - Babbacombe Cricket Club, Walls Hill Road, Torquay Antony Rios - 7 Lisburne Square, Torquay, TQ1 2PT Mike Whitbread - Divers Down,139 Babbacombe Road, Torquay A Williams - Address In Brixham Arthur Christian - Chairman Babbacombe & St Marychurch Traders & Hoteliers Association, c/o 68 Hartop Road, Torquay, Lindsay John Yelland - 10 Babbacombe Downs Road, Torquay, Devon The Old Milking Parlour - 3 Stewards Barns, Moretonhampstead, Newton Abbot Terry Wright - 100 Fore Street, Barton,Torquay

Objecting To Application Philip Wilson - 371 Babbacombe Road, Torquay, TQ1 3TB Mr & Mrs Larkin - 57 Babbacombe Downs Road, Torquay, Devon Mrs Hillgrove - 20 Burridge Road, Torquay, Devon Mrs Shaddick - 70 Shiphay Lane, Torquay, Devon Mr & Mrs Baker - 12 Charmouth Close, Torquay, Devon Nicola Gray - Beach Cottage, Beach Road, Babbacombe W James Gill - 10 Banbury Park, Torquay, Devon Lesley Cooper - 55 Babbacombe Downs Road, Torquay, Devon Mrs Bennett - 6 Higher Cadewell Lane,Torquay, Devon R S Downey - Teign Grace, 42 Woodway Road, Teignmouth Rosemary Firch - Greenhill, Seaway Lane, Torquay Mrs Allday - 40 Charmouth Close, Torquay, Devon Eileen Geipel - 10 Cedar Court Road, Torquay, Devon Marilyn Easton - Risca, 23 Hatfield Road, Torquay Owner - The Grove, Walls Hill Road, Torquay Mr & Mrs Woodford - 8 Charmouth Close, Torquay, Devon R G Bailey - Candleford Cottage, Beach Road, Torquay Owner - Foxes Walk, Beach Road, Torquay Mrs Sage - 81 Babbacombe Road, Torquay, Devon John Lawes - Beach Road, Babbacombe, Torquay Mrs Broome - 44 Charmouth Close, Torquay, Devon Mrs Holtom - 8 Courtland Road, Torquay, Devon Mrs S P Rockett - Lydwell Park, Torquay, TQ1 3TQ Mr and Mrs PGC Wilkinson - Rose Grange Bungalow, 4 St Annes Road, Torquay Mr & Mrs Ramsey - Beechdene, 5 Rundle Road, Newton Abbot Mr Nuttall - 54 Warbro Road, Torquay, Devon Mr D Gill - 9 Armada Crescent, Torquay, Devon Marilyn Easton - 23 Hatfield Road, Torquay, Devon Mrs J Lawes - Candleford Cottage, Beach Road, Torquay Mr Cawley - Homefield, Higher Downs Road, Torquay Mr & Mrs Theaker - Undercliff, Beach Road, Torquay Mr & Mrs Sims - 6 Walls Hill Road, Torquay, Devon David Appleton - Natural , Level 2, Renslade House, Bonhay Road, Exeter Ms P Young - 42 Babbacombe Road, Torquay, Devon Mrs Stockbridge - 10 Cedar Court Road, Torquay, Devon Luke Bennett - 103 Beechwood Rd, Sheffield

6 SP1

Site Details The site comprises three parcels of land; the Cary Arms, The Glen Hotel and the Beach Café and Car Park. The Cary Arms is a two storey public house and hotel which has been extended significantly over the years. The Glen Hotel is a two storey hotel containing 12 bedrooms accessed via Beach Road via an access shared with a private dwelling, Foxes Walk. The car park contains 32 Parking spaces and accommodates a flat roof toilet block, to the western end of the car park is a single storey, flat roof café with small ancillary outbuildings. The site extends to include part of the wooded coastal slope which extends to the south and west.

The site is within the Babbacombe Downs Conservation Area and is also washed over by the Area of Great Landscape Value, the Coastal Preservation Area, the Coastal Protection Zone. The woodlands are designated as a Site of Special Scientific Interest (SSSI) and the site is crossed by the recreational footpath system.

Relevant Planning History Glen Hotel P/1988/2425 – Use of hotel and annexe as seven self-contained flat – PER – 26/1/89 P/1989/1113 – Demolish hotel buildings and erect four houses and four flats – REF – 1/9/89 P/2005/1571 – Alterations and change of use from hotel with owners accommodation to five residential units – REF – 28.10.05 P/2006/0120 – Alterations and change of use to five residential units (resubmission of P/2005/1571) – PER – 20/04/06

Cary Arms P/1989/2639 – Alterations, extension and conversion of part hotel to form residential flats with parking – PER – 22/01/90 P/1989/2640 – Removal of flat roofed extension and replace with part pitched roof, replace flat roof over bar with part pitched roof – PER – 8/12/89 P/2005/0391 – Certificate of lawfulness for an existing use as two self contained flats – PER – 26/04/05

Relevant Policies HS – Housing Strategy H2 –New housing on unidentified sites H9 –Layout, design and community aspects H10 – Housing Densities TUS – Tourism Strategy TU3 – New tourist facilities elsewhere TU5 – New holiday accommodation TU7 – Change of use or redevelopment of holiday accommodation outside principal holiday accommodation areas CFS –Sustainable communities strategy CF7 – Educational contributions RS – Recreation and leisure strategy R2 – Outdoor recreation developments R11 – Footpaths LS – Landscape Strategy

7 L2 – Area of Great Landscape Value L3 – Coastal Preservation Areas L8 – Protection of hedgerows, woodlands and other natural landscape features L9 – Planting and retention of trees NCS – Nature Conservation Strategy NC2 – Protected Sites – nationally important sites EPS – Environmental Protection Strategy EP8 – Land Stability EP12 – Coastal Protection Zone BES – Built Environment Strategy BE1 – Design of new development BE2 – Landscaping and design BE5 – Policy in Conservation Areas TS – Land Use Transportation Strategy T1 – Development Accessibility T2 – Transport Hierarchy T25 – Car Parking in new development T26 – Access from development onto the highway

A number of policies have been reproduced in full for Members.

Proposals Cary Arms It is proposed to demolish the single storey extension to the property. This would be replaced with a two storey extension containing seven en-suite bedrooms, laundry and housekeeping area. To the south and west of the Cary Arms it is proposed to erect single storey buildings housing a delivery bay, refuse store and gym, spa and games room. To the west of this, within the existing walls it is proposed to construct an additional bedroom. Two single storey blocks are proposed, one is to the south east of the main building, linked to the spa, this would contain four en-suite bedrooms. A further single storey block is proposed to the north east of the building which contains five en- suite bedrooms with verandas. A decked platform links this to an enlarged front terrace. To the north of the building it is proposed to construct a swimming pool, accessed via steps from the sitting area. The resultant development would contain 24 bedrooms. The bar, restaurant and outside eating area would be available for use by the public.

Glen Hotel It is proposed to demolish the existing hotel and to replace it with 6 x 2 bedroom houses and 1 x 3 bedroom dwelling. The dwellings are arranged in three blocks, rising to follow the contours of the site, to the east of the site. Properties 1 to 4 each have a self contained garage with parking spaces to the front, properties 5 to 7 would have allocated parking to the north of the site, along with a visitor parking space.

Beach Café and Car Park It is proposed to demolish the existing single storey café and toilet block. It is proposed to replace this with a three storey building which would house a café, toilet facilities, boat storage and dive facility. The first and second floors would accommodate 3 x 2 bedroom and 1 x 3 bedroom holiday accommodation units which would be used by those using the diving facilities and run in conjunction with the Cary Arms. Alterations to the car park include the realignment of the wall to provide a disabled access ramp and the creation of 4 spaces to be used by occupants of the duplex apartments and an improved turning space. 4 Further spaces would also be provided on the grounds of the

8 toilet block. There are currently 32 spaces within the car park and this number would remain.

The application site involves woodland to the south and west of the beach café and car park. It is proposed that this area would be tidied up and maintained. The footpaths would be refurbished and improved to link in with the existing network. Access would be gained from the car park.

A scheme of landscaping has been submitted which proposes various elements of landscaping around the entire site.

Although not part of the application site, the application proposes that the remainder of the parking required in connection with the development would be provided in the Walls Hill Car Park on Walls Hill Road. A messaging system (VMS) would be utilised to alert customers when the car park at Beach Road is full, telling them to use Walls Hill instead. This would be tied into the application by S106 Agreement.

Consultations Devon & Somerset Fire and Rescue Service – Will comment when consulted under other legislative requirements.

English Heritage – Application should be determined in accordance with national and local policy guidance and on the basis of Council’s specialist conservation advice.

Car Parks – Walls Hill Car Park is the most appropriate place to provide the additional parking, Princes Street Car Park is not appropriate. The Council could not enforce within a private compound. Charging would have to be in line with the Councils tariff.

Leisure Community Development – Request of £15,000 - £20,000 towards the refurbishment of Cary Park play area.

Environment Agency – No objection, subject to conditions

Drainage – Any official response must come from South West Water. Sewage at this site has to be pumped to the public sewer system in Babbacombe Downs Road. Existing pumps are under the toilet block. Any alterations require South West Water’s permission.

South West Water – No objection, subject to foul flows only being connected to the public sewer.

Environmental Protection – No objection, subject to contaminated land condition.

Landscape Officer – Intensified use of Beach Road may result in the proliferation of highways and tourism based signage, signage should be kept to a minimum. Painted finishes should be recessive in colour, they will require regular maintenance. Generally happy with planting plan, subject to more detail. From a tree point of view, there are no objections to the plans.

Archaeology Officer – Demolition and rebuilding in the area of the beach café will impact on any archaeology in the area. Archaeological assessment is required.

9 Strategic Transportation & Highways – Applicants need to demonstrate that there will not be any displacement parking. 26 additional parking spaces would be required, not 31. There is a history of subsidence on this road therefore require an independent structural engineer and geological survey on the entire length of the road. Need construction management plan. Need details of shuttle vehicle. Signal lights are not appropriate. VMS system is the most appropriate way of informing the public where to park, the location of this is critical. Highways contribution of £15,000 towards public services within 400m of the site. Travel Plan required.

Natural England – No assessment has been made of legally protected species in the area. Important that survey is undertaken to establish usage and mitigation measures for protected species.

Representations A number of letters of objection have been received and also letters of support. These have been reproduced on pages SP (A) to SP (VVVV).

The major concerns relate to the following issues:-

* Overdevelopment * Out of keeping * Inappropriate materials * Unworkable parking arrangements * Highway safety * Impact on Conservation Area

Key Issues/Material Considerations The key issues in determining this application are considered to be (1) whether the principle of the proposal is acceptable, (2) whether the visual impact of the proposal is acceptable, (3) whether the impact upon residential amenities of local residents is acceptable, (4) whether the parking and access situation is acceptable, (5) whether the environmental impact of the proposal is acceptable, (6) whether the impact on the footpath network is acceptable, (7) whether the relationship with nearby Listed Buildings is acceptable.

1) The development is in a highly sensitive location in terms of its contribution to the landscape, conservation area and its position in close proximity to the coast and SSSI. The local plan does not preclude these sensitive areas from development, provided the necessary criteria can be fulfilled. As such, there is no objection to the principle of development in the area. It is proposed to redevelop the site of the Glen Hotel for residential purposes. A previous application gave permission for the use of the existing building as 5 flats. The building is not of architectural significance and is indeed in very poor condition, so there is no objection to the redevelopment of the site for residential purposes. The redevelopment of the café would result in improved facilities for the public and tourists alike as the block would include public toilets and purpose built diving facilities thereby providing a benefit. The accommodation above would be used in conjunction with the hotel by divers, using the local facilities. The use of the units would be controlled by condition and for inclusion in the S.106 Agreement. As such, given the improved facilities and the contribution to the tourism facilities in the locality, the principle of the redevelopment of the café site is considered to be acceptable. The development at the Cary Arms proposes the enlargement of the existing building and additional elements within the existing curtilage. The proposal would result in additional

10 hotel accommodation and improved facilities, thereby boosting the tourism trade in the locality, it would also result in an improved bar and restaurant which would be open to the public, providing a benefit to the local community.

2) The proposal would result in the loss of a number of buildings, namely the Glen Hotel, the Beach Café and ancillary store, the public toilets and extensions to the Cary Arms. None of these are considered to be of particular merit or contribute significantly to the conservation area. As such, no objection is raised to the demolition of these elements.

Beach Café The proposed building is noticeably larger than the existing building in terms of both footprint and height. The proposed building will undoubtedly be a more prominent feature in the landscape than the existing building. The design approach taken to the building is that of sea front loft warehouse. Its multiple pitched roof reduces the overall bulk of the building. The materials proposed are timber cladding with a zinc roof; these materials are considered to be compatible with the beach front location. At present, the wooded slope behind the café is the most prominent feature which is an important and attractive feature in the landscape hence its designation as an Area of Great Landscape Value. It is considered that, even though a larger building is proposed, the landscape would still be the dominant feature, thereby retaining the important character of the area. Historically, there is also evidence of a much larger building on this site. As such, the visual impact of this element of the proposal is considered to be acceptable.

The Glen Hotel The dwellings proposed on the site of The Glen take up more of the plot than the existing building. The central block of the three is in a similar location than the existing building, although pushed away from the boundary with Foxes Walk. This block and the most westerly of the blocks would be seen against the context of the buildings to the rear and as such would not appear alien in the landscape. The most easterly of the blocks is within the curtilage of The Glen, although it does extend into what is currently a relatively well planted part of the site. It is proposed to landscape the site and given that the wooded slope continues to the east, it is considered that the end two dwellings will have the appearance of being ‘nestled’ in the landscape. They are also of a more cottage-like design which would assist in their assimilation into the landscape. The dwellings incorporate a variety of materials and design elements and it is considered that this will give the development the appearance of having ‘evolved’ over time, not appearing so stark. As such, on balance, it is considered that this element of the scheme is acceptable in terms of visual impact.

The Cary Arms The demolition and replacement of the existing extension is considered to be a visual improvement, bearing in mind its unsympathetic flat roof. The proposed elements to the rear of the buildings would be partially screened by the existing building and have been designed to appear as ancillary outbuildings. The proposed materials are to match those of the existing buildings. The two additional accommodation blocks have been designed to resemble beach huts with multiple pitched roofs and timber cladding to the gable ends. It is considered that the design of these elements is compatible with the sea front location. The most easterly of the two blocks extends beyond the existing built form, running along the bottom of the coastal slope. In this sense this block would be more prominent in the landscape, however the design is relatively low key and sensitive use of materials would help to assimilate it into the landscape. The swimming pool

11 platform would also result in a more prominent feature in the landscape, however this must be balanced against the positive aspects of the scheme, including the increased facilities for the hotel. As such, given the balance of issues it is considered that the visual impact of the proposals is acceptable.

Each element of the scheme would be more visually prominent than the buildings which currently exist on the site. This is not considered to be an issue in itself, however there is a point at which the special landscape character of the area would be diminished to an unacceptable degree. It is not considered that the level of development here exceeds this point. The proposed buildings are, in terms of their architectural qualities, an improvement on the existing buildings and the designs are considered to be appropriate for the context.

3) The two dwellings which would be most impacted upon by this proposal are Beach Cottage and Foxes Walk. The front elevation of Beach Cottage has windows facing north. Although the extensions to the west side of The Cary Arms may be visible, these are at a lower level and are not directly in front of this property, as such this relationship is considered to be acceptable. The houses which are proposed on the Glen Hotel site would have their front elevations facing this property however it is set in an elevated position and there is a tree belt between the two properties. The front elevation of the central block is in approximately the same position as the existing front elevation of The Glen. Houses 6 & 7 would be approximately 8m from the boundary with this property, however the change in levels and the strong landscaping would prevent any adverse impact in terms of overlooking.

Foxes Walk is to the rear of The Glen site. The drawings show that the central block proposed on this site is further away from the boundary and that the main ridge is lower in height than the existing hotel. However this block would be longer and additional buildings would be sited to both sides. The cross-sectional drawings submitted with the application suggest that the main bulk of the buildings, directly to the north of this property would be below the main windows of this property. As such, whilst being visible they would not result in a significant loss of light, especially bearing in mind the orientation of the development to the north of this property. Plots 6 & 7 are at a higher level and are within 12m of Foxes Walk, however they are offset from the front elevation of this property and the rear windows in the first floor would be to bathrooms and therefore obscure glazed (this can be controlled by condition) As such it is not considered that the proposal would result in a significant loss of light or privacy. Therefore whilst there would undoubtedly be a certain amount of impact upon Foxes Walk by the addition of more buildings on the site, the distances between the buildings and the elevation position of this property should ensure that there would not be a significant loss of amenity to this property. This has to be balanced with the benefits gained by the demolition of the existing building.

4) The applicant proposes to make alterations to the Beach Road car park however the same number of spaces would be available to the public as at present. However there is a clear requirement for additional parking to be made available elsewhere. It is proposed that this would be provided within the Walls Hill Car Park where a portion of the site would be made available for use by the customers of The Cary Arms. This is not part of the application site and therefore not for consideration under this application, but may need to be included within the S106 Legal Agreement. However it has been suggested, further to discussions between local residents and the applicant that any demarcation of spaces could take the form of a low fence surrounding a part of the car

12 park which may be reconfigured and landscaped as part of the proposal. It has been shown that the existing car park is underused and that plenty of spaces would remain for the public. Customers would be collected from the car park if necessary, by a ‘people carrier’ type vehicle. The vehicle messaging service is an acceptable way of informing people if the Beach Road Car Park is full and the operation of this would be done in conjunction with the Council and the site operators. The provision of the additional car parking would be secured by condition and possible inclusion in the S.106 Agreement. It would be the subject of a further planning application for the physical works. The highways officers are satisfied that this arrangement would be acceptable in terms of highway safety and parking provision, whilst retaining sufficient facilities for the public. As such this element of the proposal is considered to be acceptable. It was originally intended to store building materials on the car park however, the applicant has advised that this is no longer the intention.

5) The woodland to the rear of the café site is a designated SSSI. An ecological report is awaited. With regard to land stability, a report has been submitted which suggests that the impact is acceptable. It is recommended that if further surveys need to be undertaken with specific reference to the road, this should be required by condition and/or legal agreement.

6) The application proposes a scheme of woodland management. It is considered that this would improve the existing state of the footpath network in this area and encourage more people to use it. As such this element of the scheme is considered to be acceptable.

7) Undercliffe is the property to the south west of The Glen Hotel. It is a Grade II Listed building. It is located approximately 23m from the boundary of The Glen and it is considered that this distance is sufficient to ensure that there would be no impact on the amenities of the occupiers. Furthermore, it is in an elevated position in comparison to The Glen site. From certain viewpoints, Undercliffe would be visible in the context of the development. However, given the distances involved and the domestic scale of the proposal, it is not considered that it would be harmful to the setting of the Listed Building.

Sustainability The majority of the proposed building works proposed on this site are within the curtilage of existing buildings or on previously developed land. The proposal would result in the regeneration of an existing tourist facility, encouraging people to take holidays in the Bay.

Crime and Disorder The regeneration of the area would improve the natural surveillance of the site at all times of day. Increased numbers of residents would mean that this also applies at all times of the year.

Disability Issues The proposal involves measures such as ramping to the car park which would improve the access for those with disabilities.

Conclusions The determination of this application depends on a finely balanced consideration of the issues. It is considered that having taken all of the issues into account the application

13 results in positive benefits for Torbay and that these outweigh the negative elements. As such it is recommended that the application be approved subject to the signing of a S.106 Agreement which is likely to include contributions towards education, sustainable transportation, the occupation of holiday accommodation, the linking of the flats above the café with The Cary Arms, the provision of additional parking, the siting of the VMS and other off-siting highway works and the phasing of the development. Heads for Conditions will be available at the meeting. A site visit is recommended.

Recommendation: Site Visit, subject to S.106 Agreement, Approval (Conditions to follow)

14 SP2

P/2007/1029/CA St Marychurch

Cary Arms Hotel, Glen Hotel, Beach Cafe AndCar Park Beach Road Torquay Demolition Of The Glen Hotel, Public Toliets, Beach Cafe And Store, Single Storey Extension To The East End Of The Cary Arms And Two Storey Extension To Cary Arms Cottages

Representations

Objection

Support

Neighbour Notified Constraints:

Within 15m of Conservation Area - Within 15m of Higher Brixham Cirl Bunting 2KM Feeding Zones - In Zone Conservation Area - Higher Brixham Conservation Area - Babbacombe Downs Enforcement Case - 2004/0075/EN Grade Two Listed Building - 1946-1/8/253 Site Of Special Scientic Interest - Babbacombe Cliffs, Torquay Within 250 Metres Of SSSI - Within 250M Of Babbacombe Cliffs

15

Consultations:

Comments Received (As of 29 August 2007):

Supporting Application Mr M Bettesworth - 29 - 30 Fleet Street Torquay Devon Paul Hiles - C/o Grove House Ilsham Drive Torquay

Objecting To Application Mr & Mrs Larkin - 57 Babbacombe Downs Road Torquay Devon Mrs Shaddick - 70 Shiphay Lane Torquay Devon Mr & Mrs Baker - 12 Charmouth Close Torquay Devon Nicola Gray - Beach Cottage Beach Road Torquay Mrs Bennett - 6 Higher Cadewell Lane Torquay Devon R S Downey - Teign Grace 42 Woodway Road Teignmouth Mrs Allday - 40 Charmouth Close Torquay Devon Owner - The Grove Walls Hill Road Torquay Vince Hallam - Woodlands Walls Hill Road Torquay Neil Spacagna - Beggars Roost Beach Road Torquay R G Bailey - Candleford Cottage Beach Road Torquay Owner - Foxes Walk Beach Road Torquay Chrissie Hannaford - The Boat House Beach Road Torquay Mrs Sage - 81 Babbacombe Downs Road Torquay Devon Philip Wilson - 371 Babbacombe Road Torquay Devon Phillip Wilson - 371 Babbacombe Road Torquay Devon Mrs Broome - 44 Charmouth Close Torquay Devon Mrs Holtom - 8 Courtland Road Torquay Devon Miss Morgan - 33 Perinville Road Torquay Devon Mr & Mrs Ramsey - Beechdene 5 Rundle Road Newton Abbot Mr Nuttall - 54 Warbro Road Torquay Devon Marilyn Easton - 23 Hatfield Road Torquay Devon Mrs J Lawes - Candleford Cottage Beach Road Torquay Mr Cawley - Homefield Higher Downs Road Torquay Mr & Mrs Theaker - Undercliff Beach Road Torquay Mr Ward - 25a Eugene Road Paignton Devon

16 SP2

Site Details As per P/2007/1030

Relevant Planning History As per P/2007/1030

Relevant Policies BES - Built Environment Strategy BE5 - Policy in Conservation Areas PPG15 - "Planning and the Historic Environment"

Proposals This application seeks Conservation Area Consent for the demolition of the following buildings: - The single storey extension to the east side of The Cary Arms - The small two storey extension to the west side of The Cary Arms - The Glen Hotel - The public toilets to the east of the car park - The Beach Café - An ancillary storage building to the west of the Beach Cafe

Consultations Covered in P/2007/1030

Representations Covered in P/2007/1030

Key Issues/Material Considerations As an application for Conservation Area consent. The main issues in determining this application are considered to be whether the buildings, by reason of their architectural or historic interest, contribute significantly to the conservation area and as such whether their loss would be harmful to the character and appearance of the area.

The Glen Hotel was once an attractive, thatched roof cottage however unsympathetic alterations and structural damage means that there is very little of the original structure left which is of merit. As such no objection is raised to the removal of this building.

The existing toilet block is of some age, dating from the 1920s however it is of no particular merit and its loss is therefore not resisted. The café and ancillary storage building are modern structures which contribute nothing to the character and appearance of the conservation area and as such their loss is also considered to be acceptable.

The elements of the Cary Arms which are to be demolished are modern additions to the building. They are flat roofed and not of any particular merit. The building would be enhanced by their demolition and replacement with more sympathetic extensions.

17 Sustainability No issues

Crime and Disorder No issues

Disability Issues No issues

Conclusions The elements of the site which are to be demolished do not contribute significantly to the character and appearance of the conservation area. As such subject to securing planning permission for appropriate replacements the demolition is considered to be acceptable.

Recommendation: Conditional Approval

Condition(s):

01. No demolition shall take place until planning permission has been secured for replacement buildings on the application site, or a scheme for re-instatement of the site(s) following demolitions has been submitted to and approved by the Local Planning Authority in writing.

Reason: To ensure that the appropriate redevelopment/re-instatement of the land of these sites within the conservation area is secured. In accordance with policies BES, BE1 and BE5 of the Torbay Local Plan 1995 - 2011.

18