Project Summary

  • C15th former Coaching Inn in north Mendip Hills village.
  • Complex of traditional stone structures, vacant and in poor state of repair.
  • Significant heritage, landscape and environmental constraints – landmark building within Conservation Area, Flood Zones 2 and 3, AONB, Area of High Archaeological Potential, Asset of Community Value.
  • Comprehensive programme of renovation, reinstatement of use as public house, expansion of guest accommodation.
  • Reconfiguration and landscaping of mature gardens, including adjoining boundary to River Chew.

The Planning Process

The Litton (previously known as The King’s Arms) is a former C15th coaching inn within the Somerset village of Litton, which had been extended incrementally over the years before falling empty in 2014. Not listed, but identified as a landmark building within the Conservation Area, it is the historic hub of the village. Our client sought to reinstate its hospitality use and undertake an ambitious, but sensitive, programme of renovation works. These involved the internal reconfiguration of the main building, the restoration of all the external fabric, the conversion and extension of outbuildings to create extra guest bedrooms, the installation of a new ventilation/extraction system, and a comprehensive landscaping scheme featuring the excavation of a new entrance courtyard and a scheme of garden lighting.

Following a pre-application steer from Mendip District Council and working with Simple Simon Interior Designers, we prepared a full application for planning and demolition within the Conservation Area, to establish the revised quantum of uses and consolidate all the external alterations. Supported by Heritage, Flood Risk, Archaeological and Acoustic Assessments, it considered the impacts of the renovation scheme on the building fabric, the river, the historic landscape and the amenity of neighbouring dwellings. Negotiations were pursued over traditional materials, fenestration and the positioning of ventilation equipment to satisfy the Council that the significance of the landmark building and the environment for adjoining residents would be adequately protected.

The resurrection of this former coaching inn has brought significant community and commercial benefits to the village of Litton. Re-launched in 2017, it looks quite spectacular finished.

“Planning Ventures has in-depth, inside knowledge of the planning process. I value the thorough way they work. Lyn and Julie are easy to deal with and work to understand where we are and what we need.”

Ben Rolls, Simple Simon Commercial Interior Design