| No. | Condition Text |
|---|
| 1. | The proposal does not provide a high quality of tourist accommodation which is required by Core Strategy Policy CS08 due to the number of guests which could be accommodated sharing a limited provision of living facilities and a cramped kitchen, along with a lack of on-site staffing or facilities. The proposed use is considered likely to become used as an unsupervised hostel or a sui-generis form of holiday use House in Multiple Occupation and its operations would therefore be akin to a use prohibited by Local Plan Part 2 policy GY6. Furthermore it is considered the proposal would reduce the availability of holiday accommodation in the Borough and specifically in an area designated for the particular purpose of upgrading, expanding and enhancing existing visitor accommodation, and preventing the deterioration of the Sea Front Area whilst enabling an enhanced tourism offer, economic investment and improved appearance. In addition to the loss of holiday accommodation and subsequent visitor-investment in the town, the proposal would likely result in the loss of some tourist related employment, in the number of hours of employment required if not the number of employees. The scheme therefore does not comply with Core Strategy Policy CS08 nor with Local Plan Part 2 (2021) Policy GY6. |
| 2. | The proposal would see the loss of the hotel use which contributes positively to the Conservation Area and the proposed use is different in character due to the low quality of tourist accommodation proposed. The proposal would remove the positive contribution to the area which the use as a hotel currently provides through having a vibrant, active frontage and a degree of operational interaction with its surroundings which derives from being staffed. As a result, it is considered that the proposed use would lead to a low level of less-than-significant harm to the character of the conservation area, which is not outweighed by the limited and in some respects worsened economic and social advantages of the development. The proposal would therefore also fail to enhance or preserve the character of the Conservation Area, contrary to Core Strategy (2015) Policy CS10 and Local Plan Part Part 2 (2021) policy E5 along with the requirements of NPPF paragraph 202. Furthermore, it is considered that to permit the development would not be consistent with the requirements to comply with the LPAs duty at Section 72(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990 and the expectation that development should preserve and enhance the character of the conservation area. |
| 3. | It has not been demonstrated as part of the application that the proposal would not generate noise and disturbances to users of other properties. Particularly without staff on site overnight and with large groups of guests staying, there could be opportunities for significant disruptions to neighbouring properties which would not be prevented by staff on site. Moreover, no details have been provided to demonstrate how periodic increased creation of refuse and waste would be dealt with if the site remains unsupervised. Given the close proximity to adjoining and neighbouring uses, and the absence of any management or mitigation details to address these possible impacts, it cannot be confirmed the proposed development would not have an adverse affect on neighbouring occupiers. The application therefore does not comply with Core Policy (2015) CS09 F and Local Plan Part 2 Policy (2021) A1, and is in conflict with paragraph 130(f) of the NPPF. |
| 4. | STATEMENT OF POSITIVE ENGAGEMENT (REFUSALS): In accordance with the NPPF, in determining this application for planning permission, the Borough Council has approached it in a positive and proactive way and where possible has sought solutions to problems to achieve the aim of approving sustainable development. Unfortunately, despite this, in this particular case the development is not considered to represent sustainable or an acceptable form of development and has been refused for the reasons set out above. |
