Plans to redevelop Frome's historic Rowden House residential care home to create 35 additional en-suite bedrooms and new facilities including a bistro, activity rooms and lounge have been refused.

Not-for-profit company Somerset Care applied to Mendip District Council for planning and listed building consent to demolish two 20th century wings at the Victorian Italianate villa in Vallis Road and build a new three-storey extension at the back housing the bedrooms and communal facilities.

Frome Town Council, Frome and District Civic Society, the district council's conservation officer and Historic England all opposed the plans for Rowden House, which predominantly specialises in dementia care and is one of the few dementia respite facilities in Somerset.

The district council also received 13 letters objecting to - and two supporting - the redevelopment of the Grade II listed villa located within Frome Conservation area.

Rowden House is highlighted in the conservation area appraisal as 'a positive contributor to the townscape and architectural character' of Vallis Road with the grounds identified as 'positive open space'.

The district council acknowledged demolishing the existing modern extensions to either side of the frontage was 'clearly an enhancement to the character and appearance of the Frome Conservation Area in views from the highway'.

And it said the redevelopment would carry economic and social benefits including creating 12 new full-time jobs, freeing up hospital beds and homes currently under-occupied and securing the care home's economic future and viability - supporting business growth and development in line with the Mendip District Local Plan.

But concerns about overdevelopment were the deciding factor.

Refusing the application, the council states: "The proposal would harm the setting of Rowden House due to the overdevelopment of the rear of the site, by virtue of the excessive scale, massing and design of the new build elements as proposed, which also creates adverse harm to the character and appearance of the Frome Conservation Area.

"The harm to designated heritage assets is not outweighed by public benefits associated with the development.

"The development would create adverse harm to protected trees."