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63167 Lee Bay.Pdf App. No.: 63167 Reg. : 06/06/2017 Applicant: ACORN BLUE L. Bldg. : Expired: 05/09/2017 Agent : PLANNINGSPHERE LTD Parish : ILFRACOMBE Case Officer : Mr. R. Pedlar Proposal: DEMOLITION OF EXISTING HOTEL, ERECTION OF 23 DWELLINGS, FORMATION OF NEW PUBLIC OPEN SPACE, EXTENSION TO EXISTING CAR PARK, ERECTION OF CAFE & WC BLOCK & ASSOCIATED LANDSCAPING, DRAINAGE & HIGHWAY WORKS (AMENDED PLANS & DOCUMENTS) (REVISED INFORMATION) (ADDITIONAL INFORMATION) Location: LEE BAY HOTEL LEE ILFRACOMBE EX34 8LR INTRODUCTION When the application was last considered at the meeting on 14 th November 2018 it was resolved that consideration of the application should be deferred for a maximum of three cycles (to February 2019) and that it be brought back to the committee prior to that date if possible. Following deferment, the applicant was reminded that at the October 2018 meeting members resolved that separate from the viability consideration, the applicant should take on board other elements of concern relating to: • A reduction of the number of units • Re-design of the scheme to open up the centre of the site • Provision of affordable housing • A section 106 agreement to be agreed in principle for contributions for public open space and education. In terms of viability an updated appraisal has been submitted by JLL on behalf of the applicant and made publicly available. A copy has been sent to Plymouth City Council (PCC) for independent assessment. In respect of bullet point 4, the applicant has confirmed that the commuted sum contributions towards POS and Education are agreed and can be secured by a S106 agreement. Since the previous meeting a Housing Needs Report (copy attached) has been published, which establishes the need in Lee for 7 affordable homes within the next 5 years. The applicant has been made aware of this in relation to bullet point 3. In response to a request of the applicant for an update on the proposals, taking on board the above points including bullet points 1 and 2, just prior to preparing this report the agent sent an email on 29 th January, which is attached for information. Essentially, at the time of writing this report: • Further development costs information is to be submitted to NDC and PCC. • The applicant maintains that a 23 unit scheme is viable, but an 18 unit scheme is not. • The applicant intends submitting further and final revised plans ‘compromise’ proposal for 21 No. dwellings, with revised plans by 12 th February. • They will also address other issues raised by NDC following adoption of the North Devon and Torridge Local Plan. • A further deferral is requested. PROPOSAL As previously reported the current application proposes a revised scheme for the residential redevelopment of the site comprising: demolition of existing hotel; erection of 23 residential units; formation of new public open space; extension to existing car park; erection of café and WC block; and associated landscaping, drainage and highway works. The applicant explains the design concept is that: • The development will be kept to the valley sides to minimise the impact on the openness of the setting. • Generous breaks in the built form will allow views across the landscape towards the valley floor. • Further views open up in line with the tourist path and road at right angles to the valley side. The replacement building is pulled away from the road edge to open up the road and allow better views of the sea front. • Highway improvements through additional pavement route to the sea front. • A large area of the site is left free of built form to maintain the natural green landscape. • Existing stream reworked to provide a natural feature as well as increasing biodiversity and improving flood risk conditions. • Proposed public open space is extended from the bay into the grounds of the former hotel to help bring the seafront further up the valley with valuable space for visitors to take a pause and enjoy the views. • A new building housing a café and public toilets marks the end of the newly surface and reorganised car park. This subtle but well detailed building helps mark the end of the journey and the arrival to Lee Bay. • Proposed new footpaths running through the site will connect the existing public routes on either side of the site and encourage people to experience the green landscape and reworked stream. • Proposed routes link to the wider network of existing footpaths. • Existing car park upgraded with improved landscaping, access and additional spaces added . The agent states that the design of the revised scheme moves away from the previous town house typology in respect of the second and third buildings, and now reads as three individual buildings as described in Section 3.0 of the Planning and Regeneration Statement. In addition, the frontage Arrival Building has been refined and the approach to landscaping has been de-engineered. Amended plans and information were received in August and September 2017 which addressed the following: Changes to landscape: • Key focal trees added to the southern valley garden area to mark / identify the threshold into each of the three northern buildings. • Amendments made to the northern car park areas with four spaces being moved across to the public car park. All dwellings have a minimum of one parking space available within the northern car park areas, with the four spaces located to the public car park being assigned to the larger dwellings that have 2 car spaces in total. This has allowed new planting / landscaped areas to be created around the central and north-eastern buildings to allow both buildings to be individually set within the landscape. In addition, the north- eastern car park features new planting that breaks up the row of car parking spaces, thus allowing the landscape to dominate the car park areas. Changes to Arrival Building: • The west (sea facing) elevation has been amended by removing ‘modern’ projection at first floor to further reduce massing, and to create a more deferential setting to the adjacent listed building. A second chimney has also been added to the building to add additional punctuation and architectural interest to the roofline and the building's relationship to the existing context (local buildings). Changes to the Middle Building: • Middle Building has been moved east up the valley by 2.4m to be further away from the bay. • South gable has been increased in height slightly with the western gable removed to create hierarchy. • A large section of the roof has been removed and replaced with a setback dormer and terrace to further reduce the scale and massing of the building within the valley. • The upper floor balcony has been removed from the main gable to reduce scale and depth of the building when viewed from the bay. • The design of north (road side) elevation has been updated to provide the aesthetic of a single country house (as opposed to a repetitive terrace of small houses). • A chimney has been added to the roof to reference the local buildings (existing context) and add to the roof scape. Upper Building: no change Additional Information was received on 8 th February 2018 comprising: • An updated Viability Statement (Savills) that replaces the originally submitted report prepared by Colliers in respect of site marketing, and also includes an overview and opinion on potential alternative tourism related uses. • A summary of the full Financial Viability Appraisal (FVA) prepared by Alder King that has been submitted to the Council on a confidential basis under separate cover. • A Structural Condition Survey prepared by Savills with an associated budget cost estimate for the repair and reinstatement of the hotel building and site, which estimates that a £5.6m capital investment would be required. • Drawing. No. 14047/L/101A shows the proposed management responsibility, which includes (i) the café and beach car park operator extending to 0.64 ha of publicly accessible land; (ii) the beach front area of public open space (164sqm); and (iii) land extending to 1.14ha that is associated with the proposed residential development and will be managed by a private management company. In support of the application the agent states that Redevelopment of this previously developed redundant site will deliver a substantial range of economic, social, community and environmental benefits which can be summarised as: • Regeneration of a derelict / eyesore site that is still on the Council’s ‘stalled sites’ list and highlighted for regeneration in the Council’s Draft Lee Bay Conservation Area Appraisal. • Replacement of the redundant hotel building with domestic scale and contextually designed new residential development that works with the site topography creating new views and vistas. • 23 No. residential units. • A landscape-led design with integrated ‘blue’ and ‘green’ infrastructure. • The proposed redevelopment of the site will generate significantly fewer vehicle movements than the extant Hotel use. • New footway provision and associated highway safety betterment. • Provision of new public open space on the sea frontage. • Provision of a new landscaped public car park. • Provision of a new café building also providing public toilets to replace the existing – prospective occupation NT. • Private management company to ensure long term maintenance of the extensive grounds. Further information was submitted on 24 th July 2018 including a Conversion Option Report for a scheme of 14 residential units and confidential appraisal of the hypothetical conversion scheme. RECOMMENDATION Refuse SITE AND SURROUNDINGS The existing site comprises an imposing empty hotel building which has been unused as such since 2005 that previously provided accommodation in 56 guest rooms, plus ancillary facilities. The main building is primarily arranged over three floors and is sited on the north side of the site, linear in footprint, looking out on to extensive grounds which have now become overgrown and contain Japanese Knotweed.
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