PLANNING COMMITTEE AGENDA - Hartlepool Borough Council

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Planning Committee – 25 th February 2009 4.1 Principle of Development 9.14 Policy Com13 of the Hartlepool Local Plan makes provision for commercial uses in residential areas only where there is no significant detrimental effect on the amenities of the occupiers of adjoining or nearby premises, the design scale and impact is compatible with the character and amenity of the site and surrounding area and that appropriate servicing and parking provision can be made. Policy To9 while seeking to encourage tourist accommodation in key tourist areas does not seek to preclude such uses elsewhere. 9.15 It is considered that in this instance that for the reasons discussed below and subject to planning conditions that the use of the property to provide bed and breakfast accommodation in this location, within walking distance of the designated town centre is acceptable in principle. Character of Streetscene/Conservation Area 9.16 As stated above the application site is located within the designated Grange Conservation Area. This application is for a change of use only, however the proposed layout plans do indicate the need for the provision of extract fans upon the side elevation to serve the en suite bathrooms. It is considered that such installations will be extremely minor in nature and as they will be located upon the side elevation it is very unlikely that the proposed alteration would lead to a detrimental effect upon the external appearance of the property upon the streetscene and therefore the character of the Conservation Area. A planning condition to agree the external appearance of the extract fans can and will be controlled/agreed through a planning condition. 9.17 The Council’s Conservation Officer has highlighted that the property has had a number of changes made to it in the past in the form of UPVC windows and the loss of the front garden to provide parking. However as the proposed alterations to accommodate the new use at this property are internal the Officer has raised no objection to the proposal and feels that the proposal will have little effect on the character of the conservation area. Highway Safety 9.18 It is acknowledged that the parking requirements of a 10 bedroom Bed and Breakfast operation and those of a single dwellinghouse are substantially different. In addition, as set out above, there have been a number of objections raised by residents in the immediate locality with regard to parking congestion and highway safety, both of which are material planning considerations. 9.19 The Council’s Head of Traffic and Transportation has considered the application and has commented that the property is located within 500 meters of shops and good transport facilities, which is between acceptable and preferred maximum for walking according to Institution of Highways and Transportation guidelines. 9.20 The parking for this development is 1 parking space per 2 bedrooms. 5 spaces would be required for the development. The applicant has shown 4 off-street parking 4.1 Planning 25.02.09 Pl anning apps 52
Planning Committee – 25 th February 2009 4.1 spaces at the front of the property. However it is of note that the protected tree to the front of the building would constrain the provision of 4 spaces within the curtilage and as such there is only scope for 3. The Council’s Arboricultural Officer has confirmed that he would object to any proposed removal of this tree given its significant amenity value in both the streetscene and the conservation area as a whole. 9.21 The section of Hutton Avenue immediately outside the applicants property and to the east is covered by the Councils Residential Parking Schemes whilst a substantial section of road to the west has recently been removed from the scheme. 9.22 The Highway Engineer has commented that under the Council’s residential parking scheme the owner can claim 1 permit for living at the premises plus 1 concessionary permit for visitors and 2 business permits which has been confirmed by the Councils Car Parking Manager. On this basis there is scope for adequate parking arrangements associated with the proposed use. 9.23 The officer has also requested that the applicant make provision for the parking of at least 2 cycles which must be secure and covered. It is considered that there is scope to provide such a shelter within the curtilage of the site and in a position which would not compromise the visual amenity value of the conservation area. A planning condition has been suggested to secure such cycle provision. 9.24 The Officer has requested that a widened carriage crossing be provided for vehicles to access/park at the property before the proposed use comes into operation. This can be secured and enforced through a planning condition. In relation to an objector’s comments with regard to a widened carriage crossing compromising the future re-instatement of wall and railing details. In this instance the frontage is currently used as hardstanding for the parking of cars. It is not considered reasonable to require the provision of traditional walls and railings. Carriage crossing widths and parking provision would be reconsidered should the bed and breakfast use cease operating and an application for an alternative use be submitted. 9.25 Given the comments of the Council Head of Traffic and Transportation it is not considered that a refusal could be sustained upon traffic generation, parking congestion or highway safety grounds in this instance. Residential Amenity 9.26 It is acknowledged that the amount of associated comings going to a 10 bed Bed and Breakfast guest house would be higher than a single dwellinghouse. It is of note however that this and the adjoining property have been in use as 6 flats/bedsits each in the past. 9.27 The Head of Public Protection has raised no objection to the proposed use subject to a number of conditions. The officer considers it necessary to require an investigation into the thickness of the party wall to establish whether or not further noise insulation measure will be required. In addition the Officer has requested that the use should be managed/member of staff be present at the premises at all times in the interests of monitoring/supervising guests. 4.1 Planning 25.02.09 Pl anning apps 53
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PLANNING COMMITTEE AGENDA - Hartlepool Borough Council

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