Agenda item

To consider the report of the Head of Planning and Building Control.

(Report circulated)

Councillor P.J. Brock declared a personal interest as he knows the objector.

Councillor Prowse declared a personal interest as a student landlord and he knows the objector.

The Head of Planning and Building Control presented the planning application for the change of use from hotel to house in multiple occupation at 5 Bystock Terrace, Exeter.

Members were advised that 5 Bystock Terrace had been used as a hotel for approximately 25 years. The site was located within the St David’s Conservation Area and was a Grade II Listed Building. The proposal was to use the existing hotel accommodation as ten letting rooms with the existing kitchen, breakfast room and manager’s accommodation being converted into communal rooms. No physical alterations to the building were required to facilitate the proposed change of use.

Members were circulated with an update sheet advising that condition four would be deleted as it was not necessary.

The Head of Planning and Building Control advised that it was proposed that there would an additional condition requiring a management plan.

The recommendation was to approve the application subject to the conditions as set out in the report, with the deletion of condition four and an additional condition requiring a management plan.

Ms Fraser (representing St. David’s Neighbourhood Partnership) spoke against this application. She raised the following points:-

• St. David’s Neighbourhood Partnership represented over 1,000 households and businesses in the area
• challenged the figures regarding the student numbers; the current method of calculating student numbers was crude and basic
• would like the decision deferred to enable a more accurate count of students in the area
• the partnership would work with students to undertake a detailed count of students in the area
• there had been a recent influx of students
• would cause an in balance in the community
• asked committee to reject the application.

In answer to Members’ questions, Ms Fraser stated that student accommodation had become a profitable commodity that London Brokers wanted to buy up.

Mr Dent (agent) spoke in support of the application. He raised the following points:-

• was the agent for this application and the application at 12 Queens Terrace
• no planning reasons to refuse the application
• the hotel could not compete with hotel chains offering large discounts, therefore the owner had to look at alternative uses
• the proposed planning application was determined by land values and uses.

In answer to a Member’s question, Mr Dent clarified that that his client had instructed him to dispose of the property to the highest bidder.

In response to a Member’s query regarding the thickness of the internal walls and potential noise pollution, the Head of Planning and Building Control stated that, should insulation of the internal walls be required, then listed building consent would need to be sought. He also confirmed that as an HMO, the property would need to comply with the Private Sector Housing Licence requirements and that the refuse storage would be the same as that provided for the hotel.

RESOLVED that the application for change of use from hotel to house in multiple occupation be approved subject to the following conditions:-

1)         The development to which this permission relates must be begun not later than the expiration of three years beginning with the date on which this permission is granted.

Reason: To ensure compliance with sections 91-92 of the Town and Country Planning Act 1990.

2)         The development hereby permitted shall not be carried out otherwise than in strict accordance with the submitted details received by the Local Planning Authority on the 19 September 2011 (dwg. no(s). J294/GT/04), as modified by other conditions of this consent.

            Reason: In order to ensure compliance with the approved drawings.

3)         Prior to occupation of the development hereby permitted, secure cycle parking shall be provided in the light well, in accordance with details previously submitted to and approved in writing by the Local Planning Authority, and this facility together with the ability to park cycles on the front terrace shall be maintained at all times thereafter.

Reason: To ensure that cycle parking is provided, to encourage travel by sustainable means in accordance with Local Plan policy T3.

4)         The development shall not be occupied until the Local Planning Authority has approved a management scheme which shall include (amongst other things) the following:-

            (a)        details of any managing agent to be engaged by the developer

            (b)        details of the management arrangements for the development

            (c)        procedure for dealing with:-

(i)   management problems

(ii)  anti-social behaviour

(iii)  noise

(iv)  fire or security alarms sounding; and

(v)  other emergencies

(d)               safety and security measures and controls; and

(e)               confirmation that the development will be car free

Reason: To help protect the existing residential amenity standards currently enjoyed by neighbouring properties.

(Report circulated)