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Agenda item

Hotel Noir Ltd, 3 - 5 Clifton Green [19/00108/FULM]

Conversion of hotel to 10 Residential Units (use class C3). (Clifton) [site visit]


Members considered a Major Full Application for the conversion of a hotel to 10 residential units (use class C3).


Officers updated the committee on further concerns from neighbours regarding:

-      Access arrangements as the intention is for main access to be from Clifton Dale and that there would not be an option for people to access the car park from Clifton Green.

-      Extra traffic on Clifton Dale

-      Type of dwellings proposed, including ‘Air B and B’ and associated disruption / traffic that this may cause.


Members questioned whether anything could be done in terms of prohibiting Air B and B usage and the Officers confirmed that this is not possible within planning law.


Members also asked officers about the provision of cycle storage and officers stated that the required provision is 1 cycle storage space per dwelling and that therefore the developer was offering more than that. It was suggested that feedback could be given to the developer indicating that more cycle storage would be well received in such a sustainable location.


Richard Dykes, the agent for the applicant, then spoke in support of the application. Mr Dykes highlighted that the scheme provided a valuable mix of accommodation and a respectful and restorative addition to the street scene. Mr Dykes stated that he believed that the change of use from hotel to residential in a sustainable location would see a reduction in traffic and congestion and concluded that the scheme would be an enhancement to the area.


Bernadette Burbridge, a local resident, then spoke in objection to the application. Ms Burbridge stated that local residents are broadly in favour of the development, however the residents had some suggestions that they wanted the committee to consider. Ms Burbridge suggested that the site should have one way flow traffic and stated that particularly parking space 11 was not safe. Ms Burbridge also stated that residents believed that parking for Number 1 Clifton Dale should park on the street and that this would free up considerable room within the development for one way traffic flow. Ms Burbridge also expressed concern at the potential use of these properties for Air B and B letting.


During debate, Members discussed the issue of parking, one way traffic and the narrow entrance/exit from the site. It was also noted that whilst Members agreed that it was not ideal for parking space 11 to have to manoeuvre across a pavement and onto Clifton Green, they did not believe it to be hazardous.


It was moved and seconded that permission be approved and it was therefore:


Resolved:  That delegated authority to approve be granted subject to a Section 106 agreement being agreed and subject to the conditions listed in the report.


Reason:     In principal this change of use in consistent with the Government’s objective (as detailed in NPPF section 5 to delivering a sufficient supply of homes). The scheme will enhance the character and appearance of the Clifton Conservation area. In accordance with section 9 of the NPPF, the scheme will promote sustainable travel, provide adequate access and would not have a severe impact on the highway network. There is no undue effect on residential amenity.

Supporting documents:


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