Planning Development Control Committee - 17 October 2006 Report Item 4 Application No: 06/90366/FULL Full Application Site: Gilbury Farm House, Gilbury Lane, Exbury, Southampton, SO45 1AG Proposal: House; demolition of existing Applicant: Mr & Mrs D Clark Case Officer: Clare Ings Parish: EXBURY AND LEPE 1. DISTRICT/BOROUGH: New Forest District Council 2. REASON FOR COMMITTEE CONSIDERATION Referred by Authority Member 3. DEVELOPMENT PLAN DESIGNATION No specific designation 4. PRINCIPAL DEVELOPMENT PLAN POLICIES NF-H4 - Replacement dwelling in the New Forest (page 144) NF-E5 - Design of new development in the New Forest (page 140) DW-E1 - General development criteria (page 135) 5. MEMBER COMMENTS Alan Rice: Requests that application is considered by the Committee 6. PARISH COUNCIL COMMENTS Exbury and Lepe Parish Council: No comments received 7. CONSULTEES 7.1 Environmental Design: The proposed replacement building is of an unsatisfactory design. Recommend refusal in line with general local plan policies such as DW-E1, NF-E1 and NF-E5, and also NF-H4 (clause ii - that the dwelling should not be detrimental to the character of the New Forest by reason of additional impact) is relevant. 8. REPRESENTATIONS 8.1 One letter of support from adjoining resident 8.2 One letter from adjoining resident stating no objection to the proposal, but raising concerns over noise and disturbance during construction and route used by construction traffic 9. RELEVANT HISTORY: 9.1 Additions on ground and first floors (47803) - granted 12 July 1991 9.2 Additions on ground and first floors (52375) - granted 23 July 1993 9.3 Two-storey addition (53307) - granted 22 December 1993 9.4 Two-storey addition (55235) - granted 8 November 1994 9.5 Roof alterations to provide additional room on first floor (56933) - granted 11 July 1995 9.6 Garage/workshop with store/balcony over (demolish existing) (61035) - granted 1 May 1997 9.7 Ground floor addition and construct dormer window (62705) - refused 5 January 1998 10. ASSESSMENT 10.1 The application site lies to the east of the Beaulieu River. It is an extensive site of some 16 acres which stretches down to the river and comprises formal garden, predominantly lawn with significant trees towards the boundaries, and paddocks to the rear. The existing dwelling is large and is of an American "colonial" style, of white weather-boarding with a steeply pitched roof. There are other outbuildings within the site for storage and garaging. The site is reached via a narrow track adjoining Exbury Gardens, which also serves several other properties in the immediate area. 10.2 The Beaulieu River is characterised by large individually designed dwellings in extensive grounds, representing a wide range of styles, designs and ages. 10.3 The proposal is for the replacement of the existing dwelling. The replacement has been rotated slightly but would largely be sited on the original footprint. It would be of a contemporary design, making use of natural materials such as stone and slate. The front elevation would be predominantly glazed to allow views of the Beaulieu River. 10.4 The main planning considerations are the impact of the proposed dwelling on the landscape and its future contribution to the built heritage of the New Forest. 10.5 In terms of the floorspace, the proposed replacement dwelling would comply with policy in that it would be slightly smaller than the existing. It would occupy much of the original floor space, and its height and general bulk would not be dissimilar to the existing dwelling. As with the existing dwelling, public views would be restricted to glimpses from the river through the boundary trees. However, the design and form of the proposed replacement would be very different. 10.6 As stated above in para 10.2, there is a wide variety of styles and designs of dwellings along the Beaulieu River within no unifying approach. Thus the fact that this replacement dwelling would be of a unique "modern" style is not, of itself, at issue. 10.7 However, the design and appearance of the proposed dwelling is considered to be of a substandard design based on the fact that it is not representative of any particular style. It represents an incoherent assembly of components which are poorly proportioned, with a poor relationship between the walls and the roof demonstrated by high eaves and a shallow pitch. The resultant dwelling would therefore detract from the built heritage of the New Forest and would be visually detrimental to its landscape character. 11. RECOMMENDATION Refuse Reason(s) 1. The proposed development, by virtue of its design, in particular its non conforming style and the absence of any reference to the local vernacular, is inappropriate in this location and would detract from the unique character and special quality of the New Forest and would have a detrimental impact on the landscape character of the immediate area. The proposed dwelling would not contribute to the built heritage of the New Forest and is therefore contrary to policies NF-H4, NF-E5 and DW-E1 of the New Forest District Local Plan First Alteration. .