Agenda item

Ward: Belgrave

Proposal: Change of use from Storage (Class B8) to Hotel (Class C1)

Applicant: Platinum Homes Development ltd

The Planning Officer presented the report.

Councillor Chamund addressed the Committee, expressing her concerns regarding the application submitted.

Members considered the report and Officers responded to the comments and queries raised.

The Chair moved that the application be approved subject to the conditions set out in the report. This was seconded by Councillor Thalukdar and upon being put to the vote, the motion to approve was CARRIED.

RESOLVED:

that the application be APPROVED subject to the conditions as set out below:

CONDITIONS

1.           The development shall be begun within three years from the date of this permission. (To comply with Section 91 of the Town & Country Planning Act 1990.)

2.           Prior to any external alterations being carried out, details of the following shall be submitted to and approved in writing by the local planning authority.  Development shall be carried out in accordance with the approved details.  Replacement and repaired windows and doors shall be "like for like".

              (a) Schedule of all doors and windows to be replaced

              (b) Joinery details of all window and doorway types at 1:10 including cross sections showing details of existing and proposed

              (c) Details of external surfacing including a refuse collection point

              (d) Details of external stair and refuse store.

              (In the interests of enhancing the character of the Conservation Area and in accordance with Core Strategy policy CS18.)

3.           The use authorised by this permission shall not commence until a ventilation system to control the emission of fumes and smell from the premises has been installed in accordance with details that have previously been submitted to and approved in writing by the City Council as local planning authority and the system shall be maintained and operated thereafter in accordance with the manufacturer’s instructions. (In the interests of the amenities of nearby occupiers, and in accordance with policies PS10 and PS11 of the City of Leicester Local Plan.)

4.           Notwithstanding the approved plans, and prior to the hotel being brought into use, at least one of the ground floor guest rooms shall be constructed and laid out to be accessible to wheelchair users, and level access throughout the ground floor and between the front door, the car parking and the ground floor shall be provided.  The facilities shall be retained thereafter.  (In the interests of access for all and in accordance with Core Strategy Policy CS03.)

5.           Before the occupation of the development the car and cycle parking spaces shown on the approved plans shall be provided.  The parking spaces shall be retained thereafter for the parking of vehicles in connection with the occupation/use of the approved development. (To secure adequate off-street parking provision, and in accordance with policies AM02 and AM11 of the City of Leicester Local Plan and Core Strategy policy CS03.)

6.           No part of the development shall be occupied until a visibility splay has been provided on the north side of the vehicular access to the south of the building in accordance with details that have been submitted to and approved in writing by the local planning authority.  The splay shall be retained thereafter and kept clear of any obstruction above a height of 600mm. (In the interests of the safety of pedestrians and other road users, and in accordance with policy AM01 of the City of Leicester Local Plan and Core Strategy policy CS03.)

7.           The hotel and its facilities shall not be open to or used by any person other than those registered to stay at the hotel overnight.  (In the interests of the amenity of neighbouring residents, and highway safety, and in accordance with policies PS10 and AM11 of the City of Leicester Local Plan.)

8.           No guest/resident shall stay at the premises for more than 84 nights in a rolling twelve month period.  A register of guests shall be kept and be made available to the local planning authority on request.  (To avoid long term residential use of the premises, which do not provide adequate amenity for general residential use as required by Core Strategy policies CS02, CS03 and CS06.)

9.           Any areas of external surfacing to be repaired or relaid shall be of permeable or porous materials, and/or provision shall be made to direct rainwater from the hard surface to a permeable or porous area or surface within the curtilage of the property. (In the interests of securing satisfactory surface water disposal, and in accordance with Core Strategy policy CS02.)

10.         The hotel shall not provide more than four guest rooms, or accommodate more than twelve persons (excluding children) each night.  (In the interests of the amenity of neighbouring residents, and highway safety, and in accordance with policies PS10 and AM11 of the City of Leicester Local Plan.)

11.         Development shall be carried out in accordance with the following approved plans:

              Plans A1-004b received 29/6/20

              Ground floor levels A1-005 received 1/6/20.

              (For the avoidance of doubt).

              NOTES FOR APPLICANT

1.           The City Council as local planning authority has acted positively and proactively in determining this application by assessing the proposal against all material considerations, including planning policies and any representations that may have been received. This planning application has been the subject of positive and proactive discussions with the applicant during the process (and/or pre-application). 

              The decision to grant planning permission with appropriate conditions taking account of those material considerations in accordance with the presumption in favour of sustainable development as set out in the NPPF 2019 is considered to be a positive outcome of these discussions.

2.           The applicant is advised that the external chimney stacks must be retained, and no planning permission is granted or implied for their removal.  The internal works must be carried out in such a way that the chimney stacks are permanently supported.

3.           It is noted that an area of shrubbery will have to be cleared to provide the yard area.  The applicant should note that it is an offence to disturb wild birds while they are nesting.  Any active nest must be left undisturbed until the young birds have fledged and left the nest.