JACK Lemmon and other wealthy denizens of Beverly Hills are up in arms over a neighbour who has big plans for a house - an 18-bedroom mansion larger than a football field. London financier Robert Manoukian wants to build the 4,140 square metre house, and he's already won approval from the city's planning commission. Lemmon and his neighbours banded together as Citizens for the Preservation of Beverly Hills to call for stricter regulations to stop such houses being built. The city council scheduled public hearings for yesterday and today. ''When I moved into Beverly Hills over 30 years ago, I thought this is one of the most beautiful small towns that I've ever been in in my life, including Europe. It has done nothing but become uglier and uglier, thanks to the government of Beverly Hills,'' said Lemmon. A lawyer for Manoukian said he expected the project would be approved.