10112_2_design framework

Three Cups Hotel Broad St, Lyme Regis

Design Framework

July 2012

Contents 1.0

Introduction

2.0

Scope & Form of Design Framework - Study Areas & Design Framework Matrix

3.0

2D Representation of 3D Design Framework Guidance

4.0

Application of this Design Framework

5.0

Project Process & Current Status

6.0

Design Framework – One Site, Two Study Areas

6.1 Whole Site & Interrelationships of Two Key Elements

6.2 Area 1 - The Existing Building

6.3 Area 2 - Land to the Rear of Three Cups

building

6.4 Potential Development Envelope 7.0

Commercial Viability

8.0 Summary, Conclusions and Application of Design Framework

9.0 Appendix

9.1 Design Framework Matrix

10112: Three Cups Hotel, Lyme Regis: Design Framework

Page 2

1.0

Introduction 1.0 Introduction The Grade II Listed Three Cups Hotel in Lyme Regis closed in 1990. The owners, Palmers Brewery, have embarked upon a process with the aim of bringing the building and its site back into active use.

As a result of initial and on-going consultation with English Heritage and West Dorset District Council, Brightspace Architects in association with Forum Heritage Services and Aspley Associates, were appointed to undertake a comprehensive analysis of the existing building, its plot, the immediate setting and the wider context. The outcome of that study was the Contextual Analysis document that has been accepted by English Heritage and WDDC as an accurate and comprehensive understanding of the existing buildings, its site and its environs.

Through consultation with WDDC and English Heritage, it was agreed that the Contextual Analysis should be used as the baseline from which a design framework document would be developed; this design framework ultimately being both design guidance for emerging proposals and a ‘yardstick’ against which those proposals could be measured and assessed. This document is that Design Framework.

Three Cups building as seen from Broad Street

In addition to the findings of the Contextual Analysis, this Design Framework has been shaped and informed by other pertinent factors, namely: land stability and the privacy and amenity of neighbouring plots.

The main purpose of this document is not to repeat the findings of the Contextual Analysis but to set out clear, location-specific and achievable design guidance recommendations to help shape design proposals that are an appropriate response to their context.

Three Cups building rear facade and no.18 Broad St (Sea Tree House)

10112: Three Cups Hotel, Lyme Regis: Design Framework

Page 3

2.0

Scope & Form of Design Framework - Study Areas & Design Framework Matrix

2.0 Scope & Form of Design Framework Study Areas & Design Framework Matrix Study Areas: Whilst any design guidance or analysis of this site should rightly treat the site as a ‘whole’, one of the key findings of the Contextual Analysis was that the site is comprised of two key and distinctly different elements, namely: • •

The existing Three Cups building and side access route from Broad Street Rear land, beyond the rear façade, including existing former garage.

1

This Design Framework study therefore considers the potential for development in three parts, 1.

The whole site and interrelationships between existing building and land

to the rear 2.

The existing Three Cups building and side access 3.

Land to the rear

The interrelationships between the two key elements, and how they might shape proposals for any redevelopment, will be looked at in terms of how they relate to each other within the site and how they are read as a whole from outside of the site.

2

The existing building will be looked at in terms of understanding how much of the existing building might be retained, how much might be replaced, and the reasons for doing so. That section will also look at how the height, scale and envelope of the existing building might also form the design parameters for any parts of that building that are replaced or redeveloped.

The rear part of the site is more complex, in terms of the number and complexity of aspects that need consideration when drafting design guidance. This study will look at those aspects within the plot boundaries, those relating to the immediate setting of the plot and the surrounding buildings and gardens, and those relating to the widest possible context.

Area 1

Broad Street Buildings

Area 2

Land to the rear of Broad Street building

Design Framework Matrix: Each of the following sections are summarised with one or more design guidance statements or objectives; those statements are location-specific and measurable, rather than generic. These statements have been collected together in one table to create the Design Framework Matrix; this table can be used to review and ‘score’ each aspect of the proposals in terms of whether or not those proposals accord with (or diverge from) the Design Framework, and to highlight the latter.

Where proposals diverge from the Design Framework the Matrix, the table will set out either an explanation for the divergence and/or any mitigation measures for that aspect.

10112: Three Cups Hotel, Lyme Regis: Design Framework

Page 4

3.0

2D Representation of 3D Design Framework Guidance 3.0 2D representation of 3D design Throughout the consultation that has taken place to date, the topography and level changes that occur across the site and the resulting complex interrelationships with surrounding context have been recognised as a fundamental aspect of this project.

This will form a primary driver in terms of developing design guidance for the site; 2D representation of such a 3 dimensional site is therefore a challenge.

As a result of the conclusion above, it was agreed that a 3D computer model of the site and a large area of surrounding context should be produced in order to fully understand the site, its setting and the potential effects of any redevelopment.

Specialist CAD modelling consultants, Z-Mapping, were commissioned by Palmers Brewery to provide that model.

The model was created using ‘lidar’ mapping technology, the result being a site and context model that is understood to be accurate, in heights of building eaves and ridges, to within 4 to 6 inches of the measured building survey. This accuracy has been corroborated by overlaying the digital building survey data (elevations) onto that context model.

Ground levels in this 3D model are also believed to be of similar accuracy, though it must be noted that due to the limitations of the surveying technology there are always minor anomalies where the computer model cannot completely replicate every ground surface and change in level.

This model has been used to help create, and confirm, the design guidance proposed in this document. The images of the model within this document have been selected to illustrate the key aspects of the proposed design framework; however the ‘live’ model will be used as a primary design tool in which proposals will be created, refined and assessed.

It must be noted that while this model is reasonably accurate in itself, views created with this model must not be relied upon to determine the availability of view towards The Cobb from the site or from neighbouring buildings. Such ‘accurate’ views are termed “verifiable”; verifiable views can only be created by suitably qualified consultants.

10112: Three Cups Hotel, Lyme Regis: Design Framework

Page 5

4.0

Application of the Design Framework

4.0 Application of Design Framework Having been accepted by WDCC and English Heritage, this document will be used to shape, and asses the appropriateness of, outline proposals.

The Design Framework Matrix, appendend to this document, will allow the findings of this framework to be easily referenced and used in a practical way to ensure proposals for redevelopment are an appropriate response to their context.

Proposals will be reviewed against this framework document at all key stages of design development; any divergences from the framework recommendations will be identified and assessed to determine whether or not those deviations are ‘acceptable’ and if not, to what extent they might need to be adjusted.

The potential ‘development envelope’, created within the 3D CAD model and illustrated later in this document, will also be used as a key design and assessment tool. CAD models of the emerging proposals will be inserted into the context and ‘development envelope’ models to see how they ‘fit’ into, or step outside of, the parameters suggested within this document. The 3D model will also be extensively used to assess the potential visual impact that proposals will have on both the immediate context and upon distant views.

10112: Three Cups Hotel, Lyme Regis: Design Framework

Page 6

5.0

Project Process & Current Status

5.0 Project Process & Current Status The diagram below illustrates where this document fits within the whole project development process. In summary, the ‘Contextual Analysis’ informs and (in part) shapes the ‘Design Framework’, which in turn informs and shapes the ‘Outline Proposals’. Each stage can be measured and reviewed against its preceding document. In this way we aim to demonstrate that the resulting final design, in whatever form that may take, has been informed and shaped by a thorough understanding of the pertinent issues relating to the existing building, its plot and the wider context.

Understand Contextual Analysis

As did the previous public engagement, held in September 2010, the public engagement noted below and scheduled to be held between the stages of outline and detailed design will help inform the proposals.

Does DF reflect and draw from the findings and summaries in Contextual Analysis?

Constraints & Opportunities Design Framework

YES

Outline Design

Does the Outline Design fit within the majority of objectives within the Design Framework?

YES

NO Accepted

YES

YES

YES

NO

Is the scheme commercially viable?

YES

NO

Revise PUBLIC CONSULTATION

Revise

Are there other reasons for pushing forward

NO

YES

Are the outline proposals capable of being made to accord with the spirit of the Design Framework

NO NO

Planning Application

YES

Is pre application broadly acceptable to WDDC in form and content?

YES

Pre Application Submission Review by LPA

YES

Is Design acceptable in principal to WDDC.

Revise

Revise

10112: Three Cups Hotel, Lyme Regis: Design Framework

YES Consultation with WDDC

NO

NO

Page 7

Are the responses from the Public Consultation generally positive

Detailed Design

6.0

Design Framework - One Site, Two Areas, One Framework.

6.1 Whole Site & Interrelationships of Two Key Elements As noted in Section 2.0 above, this study looks in detail at the two principal study areas of the existing building and the rear land; each of these sections looks at how those principal parts interact with their surrounding context. The following summarises how these two parts interact with each other and proposes with the resulting design guidance •

While the main building occupies a much smaller area than the rear land, the main building is clearly the more visually dominant of the two halves, with the rear land being ‘subservient’ in all views.

•

The historical relationship of ‘served and servant’ spaces therefore matches its physical relationship.

•

Due to their differences in level, the upper portions of the main building, and those of its immediate neighbours have a bird’s eye, downward view onto the rear land, looking down onto the roof of the existing former garage, the car park and the sloping bank.

•

With the exceptions of the small portion of retained bank at the northern boundary and the shed that abuts the retaining wall at the foot of Powis Cottage, the service yard area (former car park) clearly separates the built forms of the main building and garage/shed such that the rear façade of the main building and retaining wall to Powis Cottage driveway form a dominant and practically uninterrupted shear wall rising from the service yard.

•

The rear land does not visually screen the upper portions of the main building’s rear elevation when seen from distant views; of particular importance is that the eaves line is clearly visible as the continuation of roof line from the gable of no.18 Broad Street, Sea Tree House and as part of the roof-scape of the buildings in Broad Street

•

The rear land, as seen from the upper floors of the main building, follows the line of sloping ground falling to the sea at the far western end of which the existing stand of trees forms the visual ‘stop end’ that partially screens potential views of Langmoor Gardens

Area 1

Design Framework Objectives: The main building should maintain at least an equal visual presence to any new built form on the rear land, particularly in respect of building heights.

The main building and any development in the rear land should remain as visually and physically separate from each other as per the current elements.

Development in the rear land should generally reinforce the sloping/terraced nature of the sloping land form and neighbouring buildings.

The Area 1 building should not become subservient in anyway to any new built form in the rear land.

10112: Three Cups Hotel, Lyme Regis: Design Framework

Area 2

Page 8

6.2

Area 1 - The Existing Building 6.2 Area 1 The Existing Building It is considered that the following headings represent key elements which will affect the design, use and commercial viability for any proposals which are drawn up for this part of the site. Each point will be reviewed and clear objectives developed allowing options for the renovation / conversion / extension of the existing building to be assessed against each one.

• • • • • • • • • •

10112: Three Cups Hotel, Lyme Regis: Design Framework

Page 9

6.2.1 Historic Significance 6.2.2 Structural Condition 6.2.3 Potential for Removal/Replacement of some parts 6.2.4 Broad Street active Commercial frontage 6.2.5 Access to the rear area 6.2.6 Building Footprint 6.2.7 Rear line of Existing Façade 6.2.8 Height, Scale and Mass 6.2.9 Privacy, Overlooking and Amenity 6.2.10 Materials

6.2

Area 1 - The Existing Building

6.2.1 Significant features/elements of

the existing building As part of the “Historical and Architectural Appraisal and Assessment of Significance” carried out by Forum Heritage Services in May 2011 significant features and elements were highlighted.

These features are summarised below (please note the clause refs relate to the appraisal document by Forum Heritage Services) •

Formal façade and bowed double height oriel window – Broad Street elevation (6.6.1)

•

Main staircase from ground to first floor – front section (6.4.4)

•

Integrity of upper floor rooms – front section

•

Historic, timber framed and stained glass windows – (6.4.1)

•

Maintaining the “view” from the alleged Tolkien sketch room – rear section (6.5.2)

•

Rear staircase

•

Original “skewed” historic access through the basement area – rear section (6.3.3)

•

Other items which contribute to the overall integrity of the building including windows, skirtings, doors, mouldings etc

Floor Plans taken from “Historical and Architectural Appraisal and Assessment of Significance” by Forum Heritage Services - May 2011

Extracts of floor plans from the aforementioned document marked up to indicate areas of high to low significance are shown opposite.

The design development will take a positive account of the relative significance of the key items referred to above and will endeavour to retain the integrity of the existing building when reviewing proposals for conversion, refurbishment, removal and extension.

Supporting information will be provided for any proposals affecting these key features.

The ‘front’ block of the existing building fronting Broad Street and its formal façade and bowed double-height bay window shall be retained/ maintained.

Reception Looking East

10112: Three Cups Hotel, Lyme Regis: Design Framework

Todays view of the harbour from first floor bedroom

Page 10

Doorway and screen to former wine bar and restaurant

6.2

Area 1 - The Existing Building 6.2.2 Structural Plan from Aspley report dated 28th April 2011

It was agreed by the WDDC and English Heritage that issues relating to the structural integrity and general condition of the existing building would not form part of the Contextual Analysis.

During the development of the Contextual Analysis a separate exercise to determine the structural integrity of the existing building has been on-going. The conclusions of this thorough structural investigation will form a fundamental part of the proposals for retention, removal and extension.

A summary of that investigation and the key findings are as follows:

Interpretation of English Heritage Structural Engineer’s Report dated 2nd November 2011

•

Aspley Associates have carried out, on the client’s behalf, a number of site inspections and have submitted detailed report confirming their findings. These can be read in their reports (dated 21st October 2005 and 28th April 2011)

•

A site inspection was carried out on site on 27th September 2011 between Graham Aspley (Aspley Associates) and Keith Weston (Senior Structural Engineer English Heritage)

•

Keith Weston issued a report on 2nd November 2011.

•

The findings of the inspections and reports produced have been reviewed at the on-going meetings between WDDC/EH/Client Rep/BSA.

Key findings Aspley Associates Supplementary Report dated 28th April 2011 (supporting their initial report dated 21st October 2005) concludes that, for structural reasons; •

Both the middle and rear sections of the existing buildings be removed.

Keith Weston’s report dated 2nd November concludes that;

No significant structural problems present.

Moderate structural problems present. May require parts to be removed and replaced.

Significant Structural problems present. Will require parts to be removed and replaced.

Severe Structural problems present (Aspley Associates recommend removal)

10112: Three Cups Hotel, Lyme Regis: Design Framework

Page 11

•

The rear section of the existing building will require extensive work to remediate existing structural problems.

•

The middle section of the existing building requires work to remediate existing structural problems but (in his opinion) this is not extensive.

•

The front section of the existing building is viewed as requiring minimal structural intervention.

Having reviewed the reports submitted by Aspley Associates and English Heritage it has been agreed with WDDC and EH that it would be difficult to object to the removal/ loss of part of the existing building and therefore the principle of demolition (of part of the existing building) is accepted. The extent of removal will be subject to supporting information submitted as part of the planning application.

6.2

Area 1 - The Existing Building

6.2.3 Potential for Removal/

Replacement of some parts The structural analysis referred to previously in section 6.2.2 highlights the key issues relating to the structural integrity of the existing building and the possible extent of structural/ construction works necessary to maintain the building and/ or bring it back into use. The structural investigation and reports provided highlight that due to extensive structural work required certain sections of the existing building may be considered for removal and ‘replacement’ subject to submission of supporting information.

The need to remove certain sections of the existing building has been agreed in principle with WDDC/English Heritage.

The adjacent sketches of the existing floor plans indicate areas of the building, which based upon the conclusions of the structural investigations and review, may be considered for removal subject to the submission of detailed supporting information.

Design Framework Objectives: The front section of the existing building will be retained.

Options for the internal layout within the front section will endeavour to maintain the historic integrity and take positive account of key features.

Removal and ‘replacement’ of sections of the middle and rear of the building will give due consideration to historic significance/structural/remedial/commercial issues to ensure the development of a sustainable building.

Key Potentially Remove/ Replace

Maintain

To be Maintained if possible

Needs to be determined whether to be retained

Detailed supporting information will accompany proposals which involve the removal of sections of the existing building as part of any conversion, refurbishment and extension options for the existing building.

In sections proposed to be removed, proposals will endeavour to reuse significant elements/features within the new buildings.

Any new build ‘replacement’ elements will follow the general form, scale, mass and footprint of the elements removed.

10112: Three Cups Hotel, Lyme Regis: Design Framework

Page 12

Key Staircase & JR Tolkien Room

6.2

Area 1 - The Existing Building 6.2.4 Broad Street commercial

active frontage Broad Street is the bustling and active commercial hub that runs through the centre of Lyme Regis, as is illustrated by the adjacent photographs. The Three Cups building forms a key visual focal point within this environment. However, for a number of well documented reasons the building has not been in use for over 20 years and as a result has not been able to contribute to the active environment of Broad Street.

Design Framework Objectives: Any design proposals and associated ground floor uses should strive to provide an active frontage to Broad Street.

Broad Street

10112: Three Cups Hotel, Lyme Regis: Design Framework

Page 13

6.2

Area 1 - The Existing Building

6.2.5 Access to Rear Area

Bro ad

Str eet

Tre eH ou

se)

6.2.5.1 Historic route via the lower ground

Fo o

tp

rin t

No

.1

8( Sea

The route through from Broad Street to the rear land has changed during the life of the building. The side walls of the original “angled” route (which is shown in the 1889 OS map extract and has been noted as having significant historical importance) are evident at the lower ground level to the rear section of the building. As noted in sections 6.2.2 and 6.2.3 above, the rear section of the existing building represents the least structurally sound part of the existing building.

ild ing

Design Framework Objectives:

Ex

isti ng

Bu

Consideration will be given to the viability of either reinstating the original angled route through to the rear land and exposing what are believed to be the original walls, or incorporating “recognition” to the original route within the new proposals.

6.2.5.2 Emergency and service vehicle access The existing side access and the historic “angled” route referred to above limit accessibility to the rear land. Any future development to the rear land will require suitable vehicular and pedestrian access especially for emergency and service vehicles. Further detailed consultation with the emergency services and district council will be carried out.

Design Framework Objectives: Access via Broad Street to the rear land will need to be provided in accordance with the appropriate legislative and design standards whilst considering the sensitive nature of the adjacent buildings and site.

Emergency and service vehicle access will form a key determining factor in reviewing if the historic route can be reinstated and/or the extent of any “recognition” of that route or its dimensions.

1

2 Rear Land

1 Existing access to rear land via side alley.

2 Historic access to rear land as evidenced from lower ground floor walls in existing building.

Existing side alley access to rear land

10112: Three Cups Hotel, Lyme Regis: Design Framework

Page 14

6.2

Area 1 - The Existing Building 6.2.6 Building Footprint The footprint of the front, middle and rear sections of the existing building have remained broadly constant over the last 175 years, as can be seen from the 1825 J Wood’s Map of the site (opposite) taken from the “Historic Urban Grain and Plot Pattern” analysis carried out as part of the Contextual Analysis.

Design Framework Objectives: Any proposals for the conversion/refurbishment/extension of the existing building will take into account the original historic footprint.

1825 J Woods Map

1841 Tithe Map Extract

1889 Os Map Extract

1929 OS Map Extract

10112: Three Cups Hotel, Lyme Regis: Design Framework

Page 15

6.2

Area 1 - The Existing Building

6.2.7 Rear Line of Existing Facade As highlighted within the Contextual Analysis (and shown on the sketches opposite) the rear faรงade of the building presents a strong historic building line to the rear land which ties in with and respects the rear facades of the adjacent buildings.

The historic nature of this line also delivers a strong precedent relating to privacy and overlooking with regard to the adjacent buildings and spaces.

Design Framework Objectives: Design proposals should endeavour to respect the positive rear faรงade line of the existing and adjacent buildings.

6.2.8 Height, Scale and Mass The historic height, scale and mass of the existing building and its effect on surrounding buildings and external spaces have been long-established. The existing building sits comfortably within its plot and within the street scene.

Rear Line of existing facade

Rear Line of existing facade

Design Framework Objectives: Any proposals for replacement buildings within the existing footprint need to remain broadly within the height, scale and mass of the existing building outline which is indicated in red on the adjacent 3D sketch of the existing site and surrounding buildings.

The height, scale and mass of design proposals will give due consideration to resultant effects of the building upon adjacent buildings and external spaces.

Existing height, scale and mass of Three Cups building

Indicative form of replacement building following general height, mass and footprint of any parts taken down.

10112: Three Cups Hotel, Lyme Regis: Design Framework

Page 16

6.2

Area 1 - The Existing Building 6.2.9 Privacy, Overlooking and Amenity

2

1

The footprint of the existing and surrounding buildings and associated plot locations mean that issues of overlooking are limited. One key area for consideration is the relationship between the southeast elevation of the existing building facing Powis Cottage and its amenity space and the West elevation of The Old Forge Fossil Shop (and upper levels) to the south.

However, the strong historic footprint and orientation of existing fenestration and room uses mean that it is unlikely that the current status relating to overlooking and privacy will be altered as a result of new built form (following the principles of this design framework) on the site.

Recommendations: Any conversion, remodelling or extension of the existing building will broadly follow the footprint and mass of the existing building, and maintain the historic relationship interms of built form and fenestration. to the buildings and site to the south.

Any elevation facing onto the land to the south of the existing building will give due consideration to issues of privacy and overlooking.

1 View looking from the east facade of The Three Cups out to Powis Cottage

2

View from south facade looking into seating area of No 18. The Sea

Tree House

10112: Three Cups Hotel, Lyme Regis: Design Framework

Page 17

6.2

Area 1 - The Existing Building

6.2.10 Materials and Details Renovation of retained portion The Broad Street elevation remains the most intact part of the front section of the existing building; this is most likely due to the sheltered nature of this elevation. The west elevation facing the existing side access comprises a mix of materials in various condition reflecting previous remodelling, extension and alteration. The east and south elevation have generally been faced-up in vertical slate as a result of the degradation of the original lias stone behind, due to its exposed location.

Design Framework Objectives: Materials and construction methods to match existing fabric will be used in any renovation and remedial works to the retained parts of the existing building.

Palette of materials to new-built elements Design Framework Objectives:

For any extensions or replacement parts within the existing building, a palette of traditional materials will be developed and agreed which take into account existing materials on the site and those within the vicinity of the site, which reflect or compliment the architectural character of the Broad Street area.

Examples of facade and roof materials within the site and surrounding area

10112: Three Cups Hotel, Lyme Regis: Design Framework

Page 18

6.3

Area 2 - Land to the Rear 6.3 Area 2 Land to Rear This section of the Design Framework focuses on the site and its immediate environs that lie west of the existing Three Cups building rear faรงade. This rear land includes the former car park and service area, the existing shed and the grassed banks above and below the shed.

It is considered that the following headings represent key elements that will affect the design, use and commercial viability for any proposals which are drawn up for the site. Each point will be reviewed and clear objectives developed allowing options for the renovation/conversion/extension of the existing building to be assessed against each one.

6.3.1 6.3.2 6.3.3 6.3.4 6.3.5 6.3.6 6.3.7 6.3.8 6.3.9

10112: Three Cups Hotel, Lyme Regis: Design Framework

Page 19

Historic Significance, Land Use & Building Footprint Land Stability & Civil Engineering Site Topography, Slopes & Retaining Walls Privacy, Amenity & Overlooking Pedestrian & Vehicular Access and Service Zone Potential for Pedestrian Link to Langmoor Gardens View towards site and rear land from key vantage points Defined Development Boundary Potential Building Forms & Materials palette for

development in the Rear Land

6.3

Area 2 - Land to the Rear

6.3.1 Historic Significance, Land

Use & Building Footprint Since the earliest records of buildings on this site there has been a clear and enduring pattern of building form and land use. This can be summarised as comprising: •

the ‘primary’ building fronting Broad Street,

•

an open service area immediately to the rear of the main building

•

ancillary service buildings that serve the function of the main building

•

open space on the bank to the north of the service buildings

The relationship of ‘served’ and ‘servant’ buildings can be traced through the site’s history; its earlier recorded uses as a boarding and coach house requiring shelter for horse and coach, and later a garage for the shelter of motor cars. The former garage, still standing today, shows some traces of its predecessors.

1825 J Woods Map

1841 Tithe Map Extract

1889 Os Map Extract

The ‘servant’ buildings in the rear of the site, have generally adopted an east-west linear form with varying degrees of open stable yard, service yard or car parking between these buildings and the main building.

During its use as hotel, and up to the end of its operation in 1990, a tea house and gardens occupied the sloping bank to the north of the ‘servant’ buildings, for the use and enjoyment of hotel guests.

Design Framework Objectives: Providing ‘managed’ accessibility to the rear land for the public Proposals for the rear land will aim to respect the historical ‘served and servant’ physical relationship that has existed between the main building and those in the rear of the plot.

Proposals will aim to maintain a clear physical separation between the rear façade of the main building (whether existing or replacement) to create the open, gap/space that has historically separated the ‘served’ and ‘servant’ buildings.

1929 OS Map Extract

10112: Three Cups Hotel, Lyme Regis: Design Framework

Page 20

6.3

Area 2 - Land to the Rear 6.3.2 Land Stability and Civil Engineering Since its closure in 1990, development of the Three Cups Hotel building, or of the land to its rear, was effectively put on hold pending vital, extensive and major land stabilisation works to the slopes of Lyme Regis that lied to the south and west of Broad Street, and to the Three Cups rear land.

These works, known by WDDC as the ‘Lyme Regis Environmental Improvements Scheme Phase II’, were constructed between 2005 and 2007.

We understand the stabilisation works have effectively removed the risks previously presented by the lines of instability identified on the WDDC Adopted Local Plan Proposals Map and by the geological fault known Lucy’s Ledge Fault, the latter of which is believed to run northsouth through the Three Cups Site in the approximate location of the existing shed.

The stabilisation works within the Three Cups site comprised a large number of closely-spaced and deeply penetrating stabilising (dowel) piles which effectively ‘pin’ the upper surfaces of the sloping ground to the deeper substrate beneath. A set of deeper piles adjacent to the retaining wall against the property known as Tenerife, capped with a concrete slab, reduces the loads placed upon that retaining wall that is known to be in poor condition.

Members of the previously appointed architects met with civil engineers appointed by WDDC to design the stabilisation works, High-Point Rendel (HPR), in August of 2009 and BrightSpace Architects also met with them in July 2012. to discuss the principal of developing the rear part of the Three Cups site and of excavating into the existing slopes.

HPR advised that subject to detailed civil engineering design, development within the rear part of the site is feasible.

Stabilisation was not deemed necessary within the existing hotel building.

Design Framework Objectives:

Approximate locations of land stabilisation measures

The proposals should be developed, from the earliest conceptual stages, with the input of a consulting civil engineer to advise on land stability issues and on necessary works near, and alterations to, the existing land stabilisation measures.

New proposals should avoid or minimise any additional loads placed upon to the retaining wall to ‘Tenerife’.

New proposals should avoid or minimise any reduction in ground level in the area of the existing piles and capping slab adjacent to the retaining wall to ‘Tenerife’.

Typical cross section through site

10112: Three Cups Hotel, Lyme Regis: Design Framework

Page 21

6.3

Area 2 - Land to the Rear

6.3.3 Site Topography, Slopes

and Retaining Walls

Highest

The site occupies a long plot that lies along the contours of sloping land form that falls to the seafront. Whilst the plot is relatively narrow in relation to its length, and orientated along the contours of the sloping land form, the general steepness of Lyme’s slopes is such that even across its width the site topography is varied and characterised by extreme changes of ground level. These changes are created by steep slopes and retaining walls, some of which sit directly on the site boundaries. One result of this topography is the high degree of mutual overlooking described in 6.3.4 of this document; another is that the site presents many differing facets to the many available viewpoints, both immediately adjacent to the site and from afar. Views into, across and out of the site vary significantly with very small changes in viewing position

Lowest Retaining Walls

Because of the steep slope to the sea, properties north of the site generally sit at much higher ground levels and those to the south sit at significantly lower levels; the exceptions being the neighbouring properties, ‘Powis Cottage’ and ‘Faraway’, that sit at approximately the same levels as the adjoining parts of the Three Cups site.

The topography therefore can only be properly appreciated, represented and analysed in 3 dimensions; in for example 3D computer models or in physical models.

Design Framework Objectives: Proposals shall be designed, modelled and fully assessed in 3 dimensions against the criteria set out in this Design Framework and the Design Framework Matrix.

Like the surrounding buildings that occupy Lyme’s built slopes, the proposals should aim to follow the terraced and character of their context.

Retaining Walls in the rear land

10112: Three Cups Hotel, Lyme Regis: Design Framework

Page 22

6.3

Area 2 - Land to the Rear 6.3.4 Privacy amenity and overlooking The rear part of the site sits within a tightly knit arrangement of surrounding plots, each with buildings and their windows sitting close to the shared boundaries. The result is a high degree of mutual overlooking, exacerbated by the steeply sloping topography. The topography is such that the existing gardens and buildings that sit higher up the slope significantly overlook gardens and windows in the adjacent plots on lower down the slopes. However, the windows in the buildings lower down the slope that are overlooked appear in the main to be ‘secondary’ windows i.e. to bedrooms, bathrooms or stairwells, rather than to primary living spaces.

The rear gardens of Cliff Cottage, Harville Cottage, Benwick Cottage and Argyle House are highly ‘overlooked’ by the land to the rear of the Three Cups site. Sitting as it does, directly on and close to the boundaries of these two cottages, the existing shed within the site presents a large but blankfaced mass that sits at a higher level and very close to those neighbouring gardens.

The ground level within the plot of the property known as ‘Faraway’ sits approximately level with the ground level in the existing service area of the three cups. This, together with a ‘tall’ masonry wall surrounding Faraway, means that the windows within the rear of Faraway are not overlooked by the Three Cups site.

Indicates location and direction of potentially sensitive relationships to neighbouring plots in respect of privacy, amenity and overlooking.

Due to their higher ground levels the rear gardens and windows of No. 18, No.19, 19a and 20 currently overlook the Three Cups site; the higher windows of which have a bird’s eye view of the rear land and existing shed. The orientation of key views from the development site, towards the harbour and The Cobb, mean that primary windows in any redevelopment in this rear land are likely to face in that south-westerly direction and away from the neighbouring plots noted above.

The rear façade of ‘Tenerife’ is not sensitive in terms of potential overlooking from the site as the dormer in the mansard roof has no windows and the entrance door is at a much lower level, facing the retaining wall.

Rear gardens and elevations of Cliff Cottage, Harville Cottage, Benwick Cottage and Argyle House.

10112: Three Cups Hotel, Lyme Regis: Design Framework

Page 23

Design Framework Objectives: Proposals in the rear part of the site should aim to avoid increasing direct overlooking of the immediate neighbours, either by orientation, screening or distance from boundaries.

Proposals adjacent to the gardens of Cliff Cottage, Harville Cottage, Benwick Cottage and Argyle House should aim to avoid creating a visual mass, as viewed from their gardens, which is significantly greater than currently presented by the existing shed. Any proposals for increased height in the areas adjacent to the plots of Cliff Cottage, Harville Cottage, Benwick Cottage and Argyle House should be stepped back from the site boundaries such that the visual mass is no greater than that presented by the existing shed.

Proposals should seek to improve upon the currently ‘blank’ and unattractive facades presented by the existing shed.

Proposals should seek to improve upon the views presented by the existing shed roof and car park towards the properties to the north of the site.

Proposals should avoid creating additional mass, or opportunities for overlooking, that would detract from the amenity of windows and plot to the rear of Faraway.

Proposals should not create mass, or opportunities for overlooking, that would detract from the amenity of windows and roof terrace in Powis Cottage.

Primary windows within the proposals should, if possible, face away from the rear of Broad Street buildings.

Proposals should, if possible, take into consideration the visual contribution of the sloping bank, north of the shed, to the downward views of the site from the neighbouring plots to the north.

6.3

Area 2 - Land to the Rear

6.3.5 Vehicular and Pedestrian Access

The concept of re-establishing this former pedestrian link has been discussed and presented at public consultation and to the town council steering group and has generally met with support. The benefits such a link would bring to visiting public would include:

As noted in 6.3.1 above, the rear part of the site has historically been a ‘service’ area to the main building and has therefore always been accessible by vehicles entering from Broad Street. • Vehicles accessing the rear land, and the ancillary buildings sited there, have historically had space to manoeuvre around these ancillary buildings.

•

Pedestrians have historically shared the vehicular access from Broad Street, this being the side alley to the main building.

The area has also been used as a public car park.

•

Design Framework Objectives:

creating an attractive pedestrian ‘route’, taking in Broad Street, Marine Parade and Langmoor Gardens re-creating a previously available, but currently prohibited, location from which the public could enjoy high-level views down to the sea and harbour generating pedestrian activity down the side alley/ access way, possibly supporting commercial uses that might exist within the rear land development

Any new proposals in the rear part of the site will require vehicular access for service, car parking and emergency vehicles; to be designed in accordance with relevant standards and in consultation with emergency services and DCC Highways. The extent of which will depend on the level and type of development and upon the requirements of the Emergency Services.

While the suggestion of re-connecting the site to Langmoor Gardens is an attractive one given the potential benefits outlined above, there are two caveats that must be noted in respect of this idea, those being: •

at this time it is unknown whether re-establishing that former pedestrian link is physically possible,

Maintain the shared vehicular and pedestrian access (pedestrian priority) if this is acceptable to the local highways authority.

•

any proposed pedestrian access to, and across, the rear of the site will need careful management to ensure security. Times that the route is accessible to the public should be controlled.

Development in the rear part of the site should allow for vehicular access and manoeuvring within a ‘service yard’ area between the rear façade of the main building and any new development to the rear.

Vehicular access to the far west end of the site should be avoided, with this end of the site being retained for pedestrian access only.

6.3.6 Potential for Pedestrian link to Langmoor Gardens Pedestrian access has in the past existed between the rear part of the Three Cups site and Langmoor Gardens to the west. This link may well have been used by guests enjoying the hotel’s tea house on the sloping bank, as noted in 6.3.1 above.

The latter of the two caveats above are particularly relevant in respect of the amenity of the immediately adjoining neighbours.

Design Framework Objectives: Proposals should investigate the potential for creating a new pedestrian link between the west end of the site and Langmoor Gardens.

Any proposed pedestrian access to and across the site will need to be reviewed in respect of potential effects on amenity of neighbouring plots.

View of site from Langmoor Gardens (the gable and top window to Sea Tree House can be seen just above the fence line)

10112: Three Cups Hotel, Lyme Regis: Design Framework

Page 24

6.3

Area 2 - Land to the Rear 6.3.7 Views towards site and

Rear Land from Key Vantage Points Beyond the views available from the immediate neighbouring plots, views of the rear land of the Three Cups site are difficult to gain. From all other ‘middle’ and ‘distant’ viewpoints, views of the rear land are largely obscured by buildings, trees or boundary fences, with exceptions below.

With the exception of the ‘glimpse’ view of the existing shed, seen through the gap between Benwick Cottage and Argyle House when standing on Marine Parade, the rear land is only visible from more distant views from the west.

Those distant views are possible from the harbour wall, The Cobb or the beach and promenade close to those walls. A straight-on view of the rear part of the site is only available from the sea.

The views from the western end of the promenade are at a shallower angle than those from the ends of the harbour and The Cobb walls and the rear land is therefore largely obscured by the existing buildings on Marine Parade and more so by existing trees on the western boundary line. These views increasingly open up as the viewer moves around the harbour and The Cobb walls and out towards their far ends.

Views of the sloping bank from Langmoor Gardens are obscured by the 1.8m high boundary fence.

Because of its limited visibility the visual contribution that the sloping bank makes to the overall character of Lyme Regis is marginal, particularly in relation to the substantially larger and highly visible green slopes of Langmoor Gardens.

The most distinctive and notable architectural element in the views of the west-facing slopes of Lyme Regis, as identified in the Contextual Analysis, is the gable and bay windows of no. 18 Broad Street, Sea Tree House. This gable exhibits many of the more attractive architectural elements of buildings in this part of the town and is noticeable largely due to the contrast between its white bay window casements and the surrounding façade of dark grey slate tiles.

Design Framework Objectives: Proposals shall seek to maintain, as far as is practicable, unobstructed views of the middle and upper floor windows and gable of no. 18 Broad Street, Sea Tree House, as seen from the beach, harbour wall and The Cobb.

Proposals shall seek to maintain, as far as is practicable, clear views of the upper parts and roofs of the rear of the Three Cups main building (whether retained or replaced).

Detailed design of new development in the location of the existing shed must take into account the views of this part of the site available between Benwick Cottage and Argyle House, as seen from Marine Parade.

Of the existing elements that currently occupy the rear land, the stand of trees at the western end of the site and 1. View from The Cobb towards the Three Cups where the bank

the existing shed are the most visible. The sloping bank is is not visible.

2.

Square on view to the Three Cups site.

Showing the visibility of not visible until the viewer moves beyond the ‘middle’ of the grass bank as highlighted in red. the length of harbour and The Cobb walls. The stand of existing trees at the west end of the site provides much of 3. Shed up through gap between Benwick and Argyle house from the screening that obscures the available views of the bank. Marine Parade

Views of Key Architectural Feature (no 18 Gable) to be maintained from vantage points

10112: Three Cups Hotel, Lyme Regis: Design Framework

1.

2.

Page 25

3.

6.3

Area 2 - Land to the Rear

6.3.8 Defined Development Boundary The West Dorset ‘Weymouth and Portland Draft Local Plan Pre-submission Draft’ refers to the ‘Defined Development Boundary’ (DDB) laid put in the previously adopted WDDC Local Plan; that DDB and the land within it are illustrated opposite.

The DDB runs along the line of the existing stone retaining wall dividing the site, both within and outside of the existing shed, the result being that the area of the rear land that lies outside of the DDB, wholly comprises the existing scrub/planted bank between the existing shed and the northern boundary.

It is our understanding that the line of the DDB was in part influenced by the previous land stability issues; this issue effectively having been resolved with the land stabilisation works across the site and in Langmoor Gardens.

Historically the grass bank was in use as hotel garden which included a “tea house” and a place for guests and non residents to sit out and enjoy the views.

This land has also historically been used by the Hotel, as a tea garden with tea house sited upon it, with the grounds being accessible to the hotel guests; this use continued up until the closure of the hotel. The presence and location of No.19a further supports the argument that the DDB should be relocated to include the remainder of rear land to the Three Cups.

While the client and design team recognise the location and status of the DDB, we propose that the site should be considered ‘as a whole’ when forming design guidance, and should not be shaped by a DDB that would appear to have been defined by factors that have less relevance today.

Design Framework Objectives: Where the proposals step outside of the DDB, their effects on the character of the rear land and on the views of this part of the site from key vantage points must be at least ‘neutral’ and if possible a ‘positive’ contribution to that character and those distant views.

Where the proposals step outside of the DDB there should be sufficient reason for doing so, and to justify an exception to the current boundary, for example on grounds of architectural merit, gain to the public realm or commercial viability.

10112: Three Cups Hotel, Lyme Regis: Design Framework

Page 26

6.3

Area 2 - Land to the Rear 6.3.9 Potential Building Forms and

Palette of Materials for

Development in Rear Land

Other contemporary works within the west-facing slopes include the recently completed extension to the Bay Hotel on Marine Parade; this extension adopting traditional pitched roof form and façade materials but with the design of the façade treated in a contemporary way.

English Heritage and WDDC Planning have agreed that new development in the rear part of the Three Cups site need not necessarily adopt the traditional forms of their surrounding context.

Whilst the surrounding buildings are characterised by pitched roofs, gables and bay windows, the Contextual Analysis identified many strong horizontal lines in the surrounding buildings provided by eaves lines and fasciae. English Heritage and WDDC agreed this site has the potential for a highly contemporary intervention, incorporating flat roofs and strong horizontal lines, provided the proposals are an appropriate response to the constraints, opportunities and character of the built slopes within which they sit, and by doing so broadly achieve the aims and recommendations made in this Design Framework.

With regard to materials, those of the surrounding buildings comprise natural slate roofs, hung slate facades, blue lias stone, green oak and painted timber weather boarding, shingle wall and roofing (presumably cedar) painted brick and painted render (white and a range of pastel colours).

A contemporary approach as noted above might also allow proposals more ‘freedom’ in this rear part of the site to more closely follow the slope of the existing land form, than might otherwise be achievable using more traditional building forms.

The recently completed works to the Marine Parade pavilion and shelter exhibit an appropriate and sensitive contemporary approach to inserting new works into a highly sensitive and very public historical context, using sedum and gravel flat roofs, exposed concrete, curtain wall glazing and frameless glass balustrades.

Example of ‘traditional’ materials used in contemporary forms and sympathetic contemporary materials.

10112: Three Cups Hotel, Lyme Regis: Design Framework

Page 27

The proposals can draw upon this palette and upon that of the more contemporary intervention noted above.

Design Framework Objectives: Proposals for the development in the rear parts of the site can be flat roofed and stepped/terraced in form to follow the general slope of the topography. Elements of the proposals for the rear land might also include pitched roofs where appropriate and where they support the wider recommendations in this Design Framework.

Proposals should ideally be faced, in the main, with materials drawn from the palette noted above.

Where appropriate, other materials not in the palette noted above should be used only in smaller areas where they might highlight a particular feature or aspect of the design.

6.4

Potential Development Envelope

Potential Development Envelope As noted in previously, the factors relating to visual impact on and around this site are very much 3-dimensional in form; as a result, when attempting to set up a design framework it is not practical to do so using only 2-dimensional representation, i.e plans and sections. The complex interrelationship between buildings, topography and views, to and from the site, means that any design framework, must be considered in 3 dimensions.

To enable the preparation of this design framework a 3D computer model of the existing site, buildings and surrounding context was commissioned by the site owners. This model of the existing site and its environs has helped us to confirm the conclusions of the Contextual Analysis and to shape the design objectives in this Design Framework.

These design objectives have been ‘tested’ by creating a 3D ‘potential development envelope’ that represents them in a tangible 3 dimensional form. In doing so, this 3D ‘development envelope’ represents what we believe might be the acceptable outer limits of built form, particularly for the rear land. With regard to representing what might be the acceptable limits of redevelopment of parts of the existing Three Cups building, as noted earlier in this document, the building itself sets the parameters of what might and might not be appropriate.

With regard to the rear land, the proposed ‘development envelope’ does not represent either a building shape or the overall extent of development.

It is better to view the development envelope for the rear land as a set of ‘contours’ within which the creation of new built forms might be acceptable and outside of which they need appropriate justification. This is not to say that no built form outside of the proposed development envelope should automatically be deemed unacceptable. There may be valid reasons for a part, or parts, of the proposed development stepping outside of this envelope; such divergences from the Design Framework would be thoroughly assessed and reviewed using the 3D base model.

It is proposed that as the preliminary conceptual designs emerge they are computer-modelled in 3D and inserted into the base model to assess their ‘fit’ within the proposed development envelope and within the existing form of the Three Cups building. As the designs progress, they will continue to be assessed in his way and in doing so will be shaped by the recommendations of this Framework document.

8

The following pages illustrate the context model and the potential ‘development envelope’ for the rear land. These illustrations comprise a mix of aerial views and cross sections, grouped together and annotated to illustrate the key recommendations of this document and to show how the proposed ‘development envelope’ considers and responds to the immediate neighbouring plots and to the wider, more distant views from key vantage points.

1 7

In particular, the development envelope has been shaped largely by the following considerations, their locations being highlighted on the plan opposite:

1

Gable end of no.18 Broad Street and eaves of Three Cups Building.

2

Service Yard and separation of main building from rear land.

3

Amenity of Powis Cottage and Faraway

4

Amenity of Harville and Cliff Cottages

5

Amenity of Argyle House

6

Visual Impact from Langmoor Gardens

7

Amenity of no.19a of Summer House to no.18 (Sea Tree House)

8

Amenity of no.19 upper and middle windows in gable to no.18 (Sea Tree House)

2

3

6

4 5

Location of key issues that have shaped the potential development envelope illustrated in the following pages.

10112: Three Cups Hotel, Lyme Regis: Design Framework

Page 28

6.4

Potential Development Envelope Three Cups Building

Potential Development Envelope Overview

No. 19a

8

The potential development envelope that has emerged from all the considerations described earlier in this document is illustrated opposite. The key considerations, numbered here and listed on the previous page, are further explained with the model views, sections and site photographs on the following pages.

To repeat our earlier statements; this development evelope is not a proposed building, nor would we expect this envelope to be fully ‘occupied’ (or simply filled-up) with development.

7

1

Powis Cottage

3 2

6

We anticipate proposals will step oustside of this proposed ‘envelope’ in parts and not reach it in others; the latter may be (in part) mitigation of the former.

Faraway

5

4

Argyle House

Teneriffe

Cliff Cottage

10112: Three Cups Hotel, Lyme Regis: Design Framework

Page 29

6.4

Potential Development Envelope 1

A dip here in the building envelope maintains the view of the gable end of No.18 Sea Tree house from the harbour wall and The Cobb

Gable End of No. 18 Broad Street & Eaves of Three Cups Building

The development envelope is shaped such that views of the middle and upper floor parts of the gable end of no.18 Broad Street are maintained, as seen from the middle of the harbour wall and The Cobb.

1

There is opportunity for additional height in the envelope in front of the rear of the existing Three Cups building, provided the envelope does not obscure views of the eaves line, thus maintaining legibility of the roof scape of Broad Street buildings as seen from distant vantage points.

The design envelope is to slope up and away from the ’dip’ along the approximate gradient (not height) of the existing green bank.

View from The Cobb towards No 18 Sea Tree House

A dip here in the building envelope maintains the view of the gable end of No.18 Sea Tree house from the harbour wall and The Cobb Development envelope follows general gradient of the bank.

Very low mass within close vicinity of the gable to no.18 Sea Tree House thus preserving the amenity to all of its windows

No 18 Sea Tree House Dip in envelope

Aerial view from Southwest

10112: Three Cups Hotel, Lyme Regis: Design Framework

Section through No 18 Sea Tree House and site

Page 30

Gable to No.18 Sea Tree house

6.4

Potential Development Envelope Gable to No.18 Sea Tree house

2

Service Yard & Separation of Main Building from Rear Land

The development envelope leaves a large open area between itself and the line of the existing rear façade. Any replacement of the rear of the existing building (in whole or in part) would need to sit on the line of that existing rear façade.

Three Cups Building

2

Large service area maintaining separation of existing Three Cups building and development in rear land.

Faraway Three Cups Building

Gable to No.18 Sea Tree house

Aerial view looking into space to rear for ‘Service Yard’

Large service area maintaining separation of building and development in rear land.

10112: Three Cups Hotel, Lyme Regis: Design Framework

Page 31

6.4

Potential Development Envelope 3 Amenity of ‘Powis Cottage’ and ‘Faraway’ The mass of the upper portions of the development envelope is set away from Powis Cottage

3

Powis Cottage: Where the development envelope adjoins the retaining wall at the foot of Powis Cottage, it does so in a similar way to the existing low level garage/shed that adjoins that wall.

The envelope only increases in height when further away from the windows and terrace of Powis Cottage.

Faraway: The development envelope aims to avoid increasing the mass visible from the north facing windows and curtilage of Faraway, with the top of the proposed envelope rising gently away from the top of the existing boundary wall.

Faraway This part of the envelope is kept low, similar to that of the existing wall

Impact upon amenity to lower window in Powis Cottage No.19a

Faraway This part of the envelope is kept low, similar to that of the existing wall Powis Cottage Terrace

Impact upon amenity from terrace and french doors of Powis Cottage

10112: Three Cups Hotel, Lyme Regis: Design Framework

Section through Faraway and proposed Service Yard area

Page 32

6.4 4

Potential Development Envelope Wall and eaves line of existing shed

Amenity of Harville and Cliff Cottages

The proposed development envelope rises in height away from the boundaries to these two properties such that the visual impact of the proposals, when viewed from the gardens of these two houses, does not present a significantly larger mass than currently presented by the existing shed.

The Development Envelope graduates away from the wall, therefore the upper portions of this mass are less visible from this view

4

View from standing in garden of Harville/ Cliff Cottage

No.19a

No.18 Sea Tree House

Three Cups Building

Mass of development envelope stepped back from boundaries to reduce visual impact on views from the lower properties on Marine Parade

Existing Shed

Section through development envelope illustrating consideration of amenity of Harville and Cliff Cottages

10112: Three Cups Hotel, Lyme Regis: Design Framework

Page 33

Harville Cottage

6.4

Potential Development Envelope Upper parts of development envelope stepped back in from site boundaries

Gable of existing garage/ shed

5

Amenity to Argyle House

The proposed development envelope remains low in height where adjacent to the northern garden boundary of Argyle House, principally to replicate the existing relationship between the garden of Argyle house and the existing bank within the proposals site.

5

View from garden of Argyle House.

Development envelope follows approximate gradient of existing slope.

Argyle House

Section through garden of Argyle House and Western end of development envelope.

10112: Three Cups Hotel, Lyme Regis: Design Framework

Page 34

The development envelope rises with distance from the boundary such that any impact of height or overlooking from this end of the proposals site will be minimised by that distance.

6.4

6

Potential Development Envelope

Visual Impact from Langmoor Gardens

The existing Three Cups building and the proposed development envelope are largely screened from the views from Langmoor Gardens by the existing stand of trees and the close boarded fence on the western boundary. By virtue of the other design objectives, the proposed envelope is relatively low in height at this end of the site. There is an opportunity for a higher portion of development beyond the central ‘dip’ in the envelope, the use of which may help provide a visual ‘marker’ that might be used to attract pedestrians from Langmoor Gardens should a new pedestrian link be created between the site and the gardens.

Development envelope screened by trees and boundary fence.

6

View from path in Langmoor Gardens looking towards west end of site

Views of Western boundary of site from Langmoor Gardens

10112: Three Cups Hotel, Lyme Regis: Design Framework

Page 35

6.4

Potential Development Envelope 7

Argyle House Teneriffe

Amenity of no.19a & Summer House to no. 18 (Sea Tree House)

The central ‘dip’ and the relatively low height of the envelope where it comes close to the above properties, retains the relationship between these properties and the existing bank. The envelope shows the opportunity for increased height further away from these two properties; this height is not significantly greater than that presented by the existing mass of ‘Tenerife’.

7

With regard to no.19a, where the proposed envelope sits on the green bank its mass is seen against the existing stand of trees to the west and follows the general fall of the sloping bank.

Impact upon amenity from upper floor window of no.19a

Dip in development envelope

Height in development envelope presents mass in similar location to that presented by lower properties

Existing garage/ shed

Impact upon amenity from middle floor window of no.19a

10112: Three Cups Hotel, Lyme Regis: Design Framework

Impact upon amenity to no.18 Summer House

Page 36

Height in development envelope seen against existing trees

6.4

Potential Development Envelope 8

Harbour/ The Cobb Teneriffe

8

Amenity of no.19 and no.18 (Sea Tree House)

The proposed envelope sits at a sufficiently low level and distance away from these two properties to have little impact upon their amenity. The central ‘dip’ in the proposed development envelope, created to maintain views of the gable of no.18 from the harbour and The Cobb, reduces the visual effects of the envelope on these two properties.

Impact upon amenity to no.19

No.19a

Existing garage/ shed

Impact upon amenity from middle floor window of no.18 (Sea Tree House)

10112: Three Cups Hotel, Lyme Regis: Design Framework

Impact upon amenity from upper floor window of no.18 (Sea Tree House)

Page 37

7.0

Summary, conclusions and application of design framework

7.0 Commercial Viability

Design Framework Objectives:

The recommendations in this Design Framework are the direct result of understanding the key physical, visual and historical parameters that relate to this site and its context and proposing an appropriate response to those factors. A significant issue that cannot, and perhaps should not, be assessed in this study, illustrated in the preceding pages, or reviewed against the findings of the Contextual Analysis, is the issue of commercial viability.

Financial/commercial viability assessments should be undertaken at the very earliest stages of conceptual design that will emerge from the recommendations of this study.

The building and its plot have serious and extensive issues relating to their structure, building fabric and land stability. As noted in the structural reports by the consulting engineers and the English Heritage engineers, the existing Three Cups building requires major structural work and replacement of large portions that are structurally unsound and incapable of being refurbished or converted.

The commercial viability assessment(s) will be made available to WDDC in an ‘open book’ arrangement in order that WDDC can fully understand the financial impacts of the ‘abnormal’ construction costs, the resulting commercial aspects of the emerging proposals and, should they require it, have those assessments independently verified.

The results of the viability assessment will, in turn, inform and shape the proposals, the impact of which will need to be balanced against the recommendations of this Design Framework.

The rear part of the site has undergone extensive land stabilisation works that cover most of the rear land area. This land stabilisation supports not only the land and slopes within the site but by doing so safeguards the stability of land and buildings ‘uphill’ from the site and reduces the loadings that site places on boundary structures ‘downhill’ from the site.

Any development of this site and of the existing building will therefore incur, what is normally termed in construction projects, significant ‘abnormal’ costs over and above the costs of construction typically associated with such building developments.

The design proposals that will emerge from, and be informed by, the findings and guidance of this Design Framework will therefore need to be reviewed at all stages of design development from a financial viability standpoint. While the need for financial viability should not alone be used as justification for overriding or ignoring the recommendations in this Design Framework, it is however a key aspect upon which the delivery of any development on this site is largely dependant.

If any redevelopment of this site and its buildings is to be realised, the proposals need to be both acceptable (to the client, West Dorset District Council, English Heritage and other decision-making bodies) and commercially viable.

This Design Framework is not the appropriate vehicle in which to assess financial/commercial viability; that assessment will be a separate exercise undertaken by appropriately qualified consultants using the normally accepted protocols for commercial development assessment. The findings of that viability assessment will then be used to inform the emerging proposals.

10112: Three Cups Hotel, Lyme Regis: Design Framework

Page 38

8.0

Summary, Conclusions and Application of Design Framework

8.0 Conclusions This document has drawn upon the findings of the Contextual Analysis and has used those findings as the starting point for preparing the design guidance herein.

The conclusions and recommendations for each of the sections within this document have been collected together to create a Design Framework Matrix, comprising specific and measurable targets against which proposals can be assessed in terms of their adherence to (or divergence from) those recommendations.

This matrix, together with the 3D computer model of the potential ‘development envelope’, are intended to be used as design tools to help both shape and assess proposals throughout the design process.

The Design Framework Matrix and computer models will therefore be used as ‘live’ documents, regularly updated and referred to at each of the key stages of design development, up to and including proposals submitted for planning approval.

As noted in section 7.0 earlier, economic issues of commercial viability have not been discussed here; they will however from a significant and necessary part of the jigsaw when forming development proposals and will require their own study, the findings of which will have implications on any proposals for this site.

Issues of building use have not been discussed here; at the recommendation of English Heritage this design framework is intentionally “use-neutral”. The uses of the various elements within the proposals will however be closely tied with the economics of commercial development and with the aspirations of the site’s owners who wish to maintain a long term interest in the site.

Design Framework Objectives: Development proposals for both the existing building and the rear parts of the site should be shaped by, and assessed against, the recommendations within this Design Framework and will aim to accord with as many of those recommendations as is achievable within the commercial and physical constraints relating to this site.

View of Western slope of Lyme Regis as seen from harbour wall

Redevelopment proposals will be assessed at all key stages of their design development using the Design Framework Matrix, the 3D computer models of existing context and proposed ‘development envelope’ and commercial viability assessments.

10112: Three Cups Hotel, Lyme Regis: Design Framework

Page 39

9.0

Appendix - Design Framework matrix

The Design Framwork Matrix The following matrix tabulates the conclusions and Design Framework Objectives within this document.

Each of the ‘objectives’ is followed by ‘scoring’ columns that show whether the proposals satisfy that statement, using a red/amber/ green status marker denoting the following; Green: proposals wholly accord with the design guidance objective Amber: proposals partly accord with the design guidance objective Red: proposals do not accord with the design guidance objective

Where proposals do not accord with design guidance objectives, in whole or in part, then the table will describe the ‘divergence’ together with the measures taken to mitigate its potential impact and/or the justification for that divergence.

This document is a working tool that will be updated with each issue to WDDC of the emerging design proposals.

10112: Three Cups Hotel, Lyme Regis: Design Framework

Page 40