Proposed conversion to four holiday lets.

Proposed conversion to four holiday lets.

The Senior Planning Officer advised that one additional letter of representation had been received. The letter stated objections to the proposed development in consideration of the amount of holiday units already in situation in the Aymestrey area. Concerns were also raised about public highway access from the site.

Further information had also been received from the Council’s Transportation Manager stating that the in accordance with Herefordshire Council’s Highways Design Guide, trip rates and parking requirements for holiday houses are generally lower than similarly sized residential units. Even with trip rates generated as a result of the approved workshops, it was considered that sufficient parking space was provided on the site in consideration of the proposed development. Further comment was supplied stating that B1 use generates more trips than residential units, in consideration of the sizes proposed in accordance with TRICS database, an accepted industrial source.

In accordance with the criteria for public speaking, Mr Holland spoke in objection to the application and Mrs Smith, the applicant, spoke in support.

In response to a question from Councillor JP French, the Senior Planning Officer advised that no comments had been received from the Council’s Tourism Officer regarding the application.

Councillor LO Barnett, the Local Ward Member said that she could envisage little benefit to the village of Aymestrey if the proposed development was to go ahead. She noted the views of the parish council and agreed that there was too much existing holiday accommodation in the village and therefore saw merit in refusing the application.

The Senior Planning Officer said that the application determined in 2001 gave permission for commercial/residential units to be constructed. This meant that currently their use was limited to live/work purposes for the resident only.

Councillor WLS Bowen asked whether an affordable housing needs assessment for the area had been undertaken and felt that there was already a large amount of existing holiday accommodation in the area.

Councillor JP French said that the sub-committee should do all it can to promote the concept of live/work units, so she was not inclined to support the proposed change of use.

The Northern Team Leader advised Members that it was not the job of planning services to judge the viability of the holiday let market so any potential grounds for refusal could not be based on over supply of holiday accommodation.

Councillor JK Swinburne suggested that proposed condition four of the officer’s recommendations could be removed to allow the development to be used for residential accommodation, should the market dictate.

In response to Councillor Swinburne’s comment, the Northern Team Leader advised that a marketing exercise would need to be carried out before the use was changed.

Members generally agreed that there was a large amount of holiday accommodation in the area, but agreed that there were no planning reasons to refuse planning permission and therefore voted to allow the development

RESOLVED

That planning permission be granted subject to the following conditions:

1          A01 (Time limit for commencement (full permission))

Reason: Required to be imposed by Section 91 of the Town and Country Planning Act 1990.

2          C02 (Matching external materials (extension))

Reason: To ensure the external materials harmonise with the existing building so as to ensure that the development complies with the requirements of Policy DR1 of Herefordshire Unitary Development Plan

3          F14 (Removal of permitted development rights)

Reason: To ensure the character of the original conversion scheme is maintained and to comply with Policy HBA12 of Herefordshire Unitary Development Plan.

4          F30 (Use as holiday accommodation)

Reason: In consideration of the business re-use of the development in order to comply with policies HBA12 and DR5 of the Herefordshire Unitary Development Plan.

5          H13 (Access, turning area and parking)

Reason: In the interests of highway safety and to ensure the free flow of traffic using the adjoining highway and to conform with the requirements of Policy T11 of Herefordshire Unitary Development Plan

6          H29 (Secure covered cycle parking provision)

Reason: To ensure that there is adequate provision for secure cycle accommodation within the application site, encouraging alternative modes of transport in accordance with both local and national planning policy and to conform with the requirements of Policy DR3 of Herefordshire Unitary Development Plan.

Informatives:

1          N15 - Reason(s) for the Grant of Planning Permission

2          N19 - Avoidance of doubt - Approved Plans

3          HN28 - Highways Design Guide and Specification

[Note: In accordance with the Council’s constitution standing order 5.10.2, Councillors WLS Bowen, JP French and PM Morgan wished it to be known that they abstained from voting in respect of the resolution above]