Case Officer: D Crowther Site: Cable Cottage, Cliff Road, Salcombe, TQ8 8LD

Application No: 41/0039/08/F Date Received: 11th January 2008 Agent: Beswick
Partnership Ltd, Sun Street, Tewkesbury ,Glos, GL20 5NX Applicant: Mr & Mrs M
Warner Development: Removal of structually unsound cottage and erection of new
dwelling \ + \ + h + [ \ + h h 8.6m Moult Farm Moult Mews BM5.27m Car Park Car
Park 3.5m Moult Lodge Boulders Boulders Court Oasis Scale 1:1250 For internal
reference only � no further copies to be made This map is reproduced from the
Ordnance Survey material with the permission of Ordnance Survey on behalf of the
Controller of Her Majesty's Stationery Office � Crown copyright. Unauthorised
reproduction infringes Crown copyright and may lead to prosecution or civil
proceedings. South Hams District Council. 100022628. 2007 16.04.2008 DC0901MW
Policies Area of Outstanding Natural Beauty Design Countryside Coastal
Preservation Area Affecting a Listed Building Consultations Devon County Council �
County Highways Authority No comment South West Water No comment Environment
Agency No objection subject to condition floor levels Land Drainage No comment
Environmental Health Section No comment Contamination Officer Recommends
conditions attached to any planning permission County Archaeologist Recommends
condition attached to any planning permission requiring a full recording of the
structure prior to demolition. Conservation Officer No objection. This application
arrives after a previous scheme had been submitted to and approved by the Local
Planning Authority (ref: 0811/07/F) at the beginning of last year. There is very
little difference in what was previously approved and what is now proposed other
than a small increase in height given the new Environment Agency�s concerns
regarding flooding issues. The main difference is that this current application
seeks to demolish the existing building and to rebuild. As you are aware there was
a request to HE and the DCMS to �Spot List� the building, however confirmation has
now been obtained from the governing body (EH) that they have chosen not to list
the building. Undoubtedly the building offers much in the way of local historic
interest, being the site where a submarine cable came onshore, representative of
the technology of the day, mid 19th century. 16.04.2008 DC0901MW
Although architecturally the building offers a most pleasing aesthetic, the
�cottage� which housed the �cable� would when first constructed have been a simple
utilitarian non-domestic structure. As such the building as we see it today
represents later intervention when the structure was revamped to suit habitable
purposes. Although when viewed in a national context the Cable Cottage may not
make the grade architecturally, as mentioned above it does offer a degree of local
interest. As it stands the building is non-listed and does not lie within a
conservation area and as such is afforded no protection from demolition. The
difference between this scheme and the previous approved scheme is negligible and
as such there is no Officer objection.� Town Council Salcombe Town Council make
the following observations:Objection. Councillors are aware of the historic and
scientific significance of this property locally. It was noted that the assertion
is that the property is structurally unsafe but this statement was challenged due
to the buildings test of time and the fact that it has always leaned. It was felt
that this application is an overdevelopment of the site and out of keeping with
the locality due to the proposal to double the size from its original structure
(CS7, CS9, KP11). Set in a Coastal Preservation Area this property is felt to be
in harmony with its surroundings and such changes as proposed would not promote
the importance of this building to this area in terms of the evolution of global
telecoms and thus undermine its historical value (CS9, DC21, DC24). The Clerk was
requested to write to the Institute of Electrical Engineers in London advising of
the concerns for Cable Cottage and asking for information and support. Letters of
representation can be viewed on the planning website. Case Officer Report
Description of Site and Proposal Detached property in prominent location to the
north-west corner of North Sands Bay, separated from the beach by Cliff Road.
Relevant Planning History Planning application 41/0811/07/F approved 4 June 2007
for alterations and extensions to cottage and garage. The Conservation Officer
raised no objection to application 41/0811/07/F and made the following comments:
�I am pleased to state that this latest offering has addressed the issues that
were raised previously, namely; the amount of �flat-roof� and the scale of the
�glass box�. Cable Cottage sits in a most prominent location on the north west
corner of North Sands Bay, separated from the beach only by Cliff Road, vast
public views are afforded onto the property both front and rear. 16.04.2008
DC0901MW
Unfortunately the Victorian cottage has been severely compromised by the plethora
of unsightly mid 20th century additions, all of which embrace flat roofed elements
which detract immensely from the character of the cottage and surrounding area.
The Local Planning Authority throughout discussions has welcomed the opportunity
to put right past misgivings and rid the cottage of these crude interventions with
replacement well-designed sympathetic additions. Visually, the front most public
of elevations (south east) will be improved by the proposals and the scheme will
allow the original characteristics of the cottage to be once more easily read and
appreciated. In terms of design, the proposed replacement structures to the rear
will be far more aesthetically pleasing than the current situation and as such
will offer benefit to the immediate and wider setting.� Letters of Representation
In summary the letters of objection raise the following concerns: Loss of
prominent and historic property Site of historic cable connection Salcombe
Maritime Museum -Demolition would provide opportunity for brief archaeological
investigation of the site, presume any planning consent will make reference to the
cable and the necessity for its survival. No objection from South Hams Society.
Pleased that new building replicates the architectural style of the existing
building. The historic remnant (of the cable) should be protected during
demolition, further inspection be made during demolition, viewing facility should
be retained in the new building. Request these points are enforced as conditions
attached to any planning permission. English Heritage. The Secretary of State has
decided not to add Cable Cottage to the list. The cottage is not of sufficient
special architectural or historic interest to merit listing. The detailed response
from English Heritage is attached to this report. Analysis This application seeks
planning permission to demolish the existing dwelling and replace with a new
cottage to replicate the existing cottage but at a higher ground floor level
(+300mm) and with improved headroom at first floor level (+450mm). The new cottage
will incorporate the previously approved alterations and extensions (41/0811/07).
The cottage gets its name because it housed the English end of the 19th century
transatlantic cable (connecting Brest with London) and that end is still visible
under the floor of the front room. The application states that the existing cable
feature seen through the trap door in the dining room will be retained and
incorporated into an accessible chamber in the rebuilt cottage. 16.04.2008
DC0901MW
A structural engineers report formed part of the planning application, this
concludes that very little of the original construction can be practically or
feasibly be retained and some parts of the building are in danger of collapse. As
the building is not protected, it is not listed nor included in a designated
conservation area; it is considered that there is no justification in planning
terms for the retention of the building. The building is not of sufficient
interest architecturally to warrant retention and its demolition would not cause
significant harm to the character and appearance of the area. Whilst in the
interests of sustainability existing buildings should be reused there is no policy
justification to resist the demolition of the existing building. The scale of the
proposed building, its design and materials will be similar to the building
approved under planning permission 41/0811/07/F. Planning Officers consider that
the proposal will result in a visually acceptable form of development.
Notwithstanding the small changes to the fenestration, if approved, the proposal
would result in no discernible visual difference from the building that has
already been approved. There would be no significant visual impact on the Area of
Outstanding Natural Beauty or the Coastal Preservation Area. There would not be a
significant impact on the setting of the adjacent listed building. Whilst there
are clearly strong local views about the preservation of this historic building
within the landscape, great weight is given to the views of the Council�s
Conservation Officer and the comments of English Heritage. Taking these
professional views into account it is considered that there is no planning reason
to justify refusing demolition of the property. Human Rights Act Due regard has
been given to the provisions of the Human Rights Act, and in particular to the
rights under Article 1 of the first Protocol, namely the right to the peaceful
enjoyment of possessions, and Article 8, the right to respect for private and
family life. In arriving at a recommendation the rights of the applicants have
been balanced against the interests and objections raised by third parties.
However, having due regard to objectives of Development Plan Policies and Central
Government Planning Guidance and relevant consultation replies, it is not
considered that those concerns would override the applicant�s reasonable
expectations under the Act. Recommendation Conditional Approval Conditions 1 -TIM3
(Standard three year time limit) 2 -RES22 (Exc. GDO) 3 -MAT8 (Natural Slate) 4
-MAT22 (Joinery Details) 5 -MAT27 Rooflights/Patent Glazing) 6 -Non Standard
Stairwell 16.04.2008 DC0901MW
7 -Non Standard Archaeology 8 -Non Standard Floor Levels 9 -Non Standard Arsenic
Survey 10 -Non Standard Contamination 11 -MAT11 (Eaves/Verges) 12 -MAT14 (Walls
Render Details) Reasons for Approval 1 This application has been determined in
accordance with Section 38 of the Planning & Compulsory Purchase Act 2004 which
states that planning applications must be determined in accordance with the
Development Plan unless material considerations indicate otherwise. This
application has been determined in accordance with approved Development Plan
Policies; relevant Government planning policy guidance; and approved in the
absence of any other overriding material considerations and having given due
weight to all other matters raised in this application including technical and
other representations received. The relevant Policies are Devon County Structure
Plan CO3, CO5, CO6, CO7; South Hams Local Plan SHDC3, SHDC15, SHDC19; South Hams
Local Plan Review DS4, DEV2, ENV2, ENV4, ENV12, HO8; LDF Core Strategy CS7 and
CS9. 2 Special regard has been given to the representations received that raise
concerns about the demolition of an historic building, overdevelopment of the site
and out of keeping with the locality. However, the Council�s Conservation Officer
and English Heritage raise no objection to the demolition of the building. The
replacement dwelling will be similar in scale, design and materials to the
development approved under a previous application. The scale of the building in
the context of its garden area and wider setting within the landscape is not
considered to be an overdevelopment of the site. Informatives This recommendation
refers to drawing nos. 620 81:00 (site location plan) and 620 81:02H received on
11 January 2008. 16.04.2008 DC0901MW