FEARS have been raised a vision for a new arts centre will have an 'overwhelming presence' on Teignmouth's seafront.

English Heritage is concerned plans for the £6.8million building to replace the aging Carlton Theatre will harm other listed properties nearby.

The objection could be seen as a major stumbling block in plans to revamp the area.

But Teignbridge Council's planning boss criticised the objection as 'overstated' saying the new centre will bring 'significant' community benefits.

The proposal for the iconic seafront centre includes a theatre, art space, library, coffee shop and restaurant.

It was formally lodged with planners in December after two years of preparation and planning and will be considered by the authority's development control committee on Monday.

If approved, it is designed to replace the existing Carlton Theatre, which is in need of substantial investment and is considered beyond economic refurbishment.

The building will be two storeys high with the highest part being three metres higher than the existing theatre.

It will offer a 220-seat auditorium with retractable seating, leaving a large hall for a variety of uses such as dance, fitness, formal dining, balls and table top sales.

The building will also house an open plan library, theatre dressing rooms, exhibition space, a kitchen and toilets.

In a report to the committee, Teignbridge Council's planning boss Steve Robinson says: "English Heritage's objection relates to the scale and 'overwhelming presence' of the building in a location where it considers a more modest building would be consistent with the character of the area.

"It considers the building would compete with, and harm the setting of, the listed buildings which frame The Den.

"It is also concerned the proposed use will prejudice the future of the Grade II listed Riviera building.

"English Heritage is not convinced, on the basis of information supplied, that the regeneration and social and economic benefits will be realised as there is no master plan for the area to provide a strategic context."

English Heritage does not object to the design, only its scale and dominance, the report adds. "As the application stands we, with reluctance, have no option but to offer our objection to the proposals and recommend that the application be refused," English Heritage said.

Teignmouth Regeneration Project Board member Cllr Sylvia Russell, who lives on the seafront, said: "I would like to hear what other members think about the proposal. It would be nice to have other views about what is being proposed.

"It will not just be a facility for Teignmouth, it will be for the whole of Teignbridge.

"I will be declaring a personal and prejudicial interest and will not be voting on this, but I am sure members will welcome this new plan enthusiastically."

A Teignbridge Council spokesman said: "The aim of the Carlton redevelopment is to serve as a landmark facility for Teignmouth which will help boost the local economy and provide a valuable resource for residents and visitors alike.

"The majority of consultation with local people has supported this approach and the building has been designed with full consideration for the surrounding area.

"It will be up to the democratically elected members of the development control committee to make an objective decision based on the merits of the application, taking all consultation responses in to account."