| No. | Condition Text |
|---|
| 1. | The proposal is considered to represent a decrease in the quality of accommodation compared to the existing hotel use due to the concerns regarding the scale of self-catering accommodation and a lack of on-site staffing or facilities which conflicts with the aims of Core Strategy Policy CS8. The proposed use is considered likely to become used as an unsupervised hostel or a sui-generis form of holiday use similar in character and effects as a large House in Multiple Occupation and its effective operation would therefore be akin to a use prohibited by Local Plan Part 2 policy GY6 as it is not considered that the LPA would sufficiently be able to restrict occupancy to single family groups by way of condition, as is proposed by the application. 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 (2015) Policy CS08 nor with Local Plan Part 2 (2021) Policy GY6. |
| 2. | It has not been demonstrated as part of the application that the proposal would not generate noise and disturbances to users of other properties. The application does not proposed any staff presence on site, either during the day or overnight, and it is considered that with large groups of guests staying in the premises there could be opportunities for significant disruptions to neighbouring properties which would not be prevented by on-site staffing presence. 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 135(f) of the NPPF. |
| 3. | The application site is located within Flood Zone 2 and proposes the change of use of the property. The application is not supported by a site specific Flood Risk Assessment to determine the predicted flood levels or the risk to occupants. The application is also not supported by a Flood Response Plan, which is necessary because there would be no on-site staff to manage guest in the event of a flood event. The application does not therefore comply with Core Strategy (2015) Policy CS13 and National Planning Policy Framework (December 2023) Paragraph 173. |
| 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. |
