Agenda item

Change of use of building into mixed use with shops on ground floor and create 6 self-catering holiday units on the upper floors.

 

LOCAL MEMBER: Councillor Ioan Thomas

 

Link to relevant background documents

DECISION:

To approve – conditions

1.    The development to which this permission relates shall be commenced no later than FIVE years from the date of this permission.  

2.    The development hereby permitted shall be carried out in strict conformity with the details shown on plan(s) number D794.06P2, D794.07P2, D794.08P2, D794.09P2, D794.10P2, D794.11P2, D794.12P2, D794.13P2, D794.14P2, D794.15P2, D794.16P2, D794.17P1, D794.18P1, D794.19P1 and D794.20P1 submitted to the Local Planning Authority, and contained in the application form and in any other documents accompanying such application unless condition(s) to amend them is/are included on this planning decision notice.

3.    The holiday units will be used for holiday purposes only and they will not be occupied as the sole or main residence of an individual. The owners/operators of the units will keep a register, an up-to-date record of all the names of owners/occupiers of the units on the site and the addresses of their main residences and they will ensure that the information is available at all reasonable times to the Local Planning Authority.

4.    No development (including structural adaptations or demolition work) should be undertaken without the submission of the archaeological record programme and prior approval in writing by the Local Planning Authority.  The development and all the archaeological work should be undertaken in complete accordance with the permitted details.

5.    A detailed report on the archaeology work will need to be submitted, in accordance with condition (a), to be agreed in writing by the Local Planning Authority within six months of completing the archaeology work.  

6.    No surface water due to an increase in the roof area of the building and / or impermeable surfaces within its curtilage shall be allowed to connect directly or indirectly to the public sewerage system.

7.    Any windows replaced on the original building shall be painted timber framed windows with single glazing and of a style and type to match the existing windows.    The original glazing should be re-used, if possible.    

8.    Details of the secondary glazing shall be submitted, if it is proposed to be installed, to the Local Planning Authority for written approval prior to installation.

9.    Rooflights shall be of a conservation type and installed level with the roof 

10.  Prior to the commencement of any work in relation to this proposal, details for installing swift nest boxes on the proposed building must be submitted and approved in writing by the Local Planning Authority and provided on the site in accordance with the details agreed upon.

11.  Any signage advertising and promoting the development within and outside the site shall be in Welsh or bilingual with priority given to the Welsh language.

Note: Developer to discuss the possibility of offering a local parking permit for building users with the Transportation Service

Change of use of the building to mixed use with shops on the ground floor and create 6 self-contained holiday units on the upper floors

 

a)    The Planning Manager highlighted that this was a full application for the change of use of the former social club building into mixed use with an office on the ground floor and create 6 self-contained holiday units on the upper floors. It was proposed to divide the ground floor space into one shop with a storage room, kitchen and toilet for staff and the other section would be an office with a kitchen and toilet.   It was proposed to create two new accesses to the two new units.

 

The principle of the proposal was assessed against policy TWR 2 'Holiday Accommodation' in the Local Development Plan that permits proposals that involve the provision of self-serviced holiday accommodation provided the proposal complies with a series of the criteria -

i           In the case of accommodation which is a new build, that the development is located within a development boundary, or makes use of a suitable previously developed site;           

ii.          That the proposed development is of appropriate scale considering the site, location and/or settlement in question;

iii.         That the proposal will not result in a loss of permanent housing stock;

iv.        That the development is not sited within a primarily residential area or does not
significantly harm the residential character of an area;

v.         That the development does not lead to an over-concentration of such accommodation within the area."

 

In considering an over-concentration of such accommodation, it was noted that favourable consideration would not be given to applications for self-serviced holiday accommodation when the existing combination of holiday accommodation and second homes within the Community/Town/City Council area was higher than 15%. Information regarding Council Tax was used as a source of information and the most recent information noted that a combination of holiday accommodation and second homes in Caernarfon Town Council was 1.31% and was therefore well under the threshold noted in the guidance.  Consequently, the proposal was considered acceptable in principle.

 

In the context of restoring a building that is a striking building within the streetscape and the town's walls, it was considered that the work would be a significant improvement and would meet with the requirements of policy PS 20 and others. Although it was a Grade II listed building, no original features remained within the building and there was very little historical fabric to lose by converting the building, apart from the windows that had already received appropriate attention.

 

It was highlighted that there was no parking provision with the proposal and the Transportation Unit had no objection to the proposal due to its location within the town where parking restrictions already existed on the streets, with car parks around the site together with public transport.   

 

b)    Taking advantage of the right to speak, the applicant’s agent noted the following comments:

 

·         That the site was prominent within the old town of Caernarfon.

·         It was a listed building built circa 1820 originally as a market hall, however, by now it was in danger of further and serious deterioration.

·         It had been empty for well over a decade and was now in a very serious condition - a number of various applications had been submitted for this building over the years

·         In the past, the condition of the building had caused inconvenience and local concerns

·         The proposal was practical and did not take away from the existing local housing stock - 6 high-quality holiday flats together with 2 new retail units on the ground floor for local businesses in a key tourism area near the Castle. 

·         There were economic benefits to the local community - it was proposed to employ local builders and tradesmen during the construction period

·         The completed development would employ local workers to run the business, manage bookings and maintenance of the building

·         The renovation of this prominent building would contribute to the area's regeneration 

 

c)    Taking advantage of the right to speak, the Local Member made the following points:

·         At its peak, the club and the building thrived

·         By now, it was an eyesore and had deteriorated significantly with some hazardous aspects to the building such as the roof

·         It would be better to see a social housing development

·         There was an obvious increase in holiday accommodation in the area - this was a concern 

·         The observations of the Victorian Society were welcomed

·         Retail units were to be welcomed  

·         The application would restore the building to an acceptable standard

·         He was happy with the recommendation

 

ch)    It was proposed and seconded to approve the application

 

d)    During the ensuing discussion, the following observations were made by members:

·           The building was iconic and important within the town

·           It needed to be improved and renovated before its condition worsened

 

            dd) In response to a question regarding parking concerns and a suggestion to consider giving users of the holiday units parking permits, it was noted that the developer could discuss this matter with the Transportation Unit. However, the location was in the centre of the town with public car parks within walking distance to the building.

 

RESOLVED:

 

1.    The development to which this permission relates shall be commenced no later than FIVE years from the date of this permission.  

2.    The development hereby permitted shall be carried out in strict conformity with the details shown on plan(s) number D794.06P2, D794.07P2, D794.08P2, D794.09P2, D794.10P2, D794.11P2, D794.12P2, D794.13P2, D794.14P2, D794.15P2, D794.16P2, D794.17P1, D794.18P1, D794.19P1 and D794.20P1 submitted to the Local Planning Authority, and contained in the form of application and in any other documents accompanying such application unless condition(s) to amend them is/are included on this planning decision notice.

3.    The holiday units will be used for holiday purposes only and they will not be occupied as the sole or main residence of an individual. The owners/operators of the units will keep a register, an up-to-date record of all the names of owners/occupiers of the units on the site and the addresses of their main residences and they will ensure that the information is available at all reasonable times to the Local Planning Authority.

4.    No development (including structural adaptations or demolition work) should be undertaken without the submission of the archaeological record programme and prior approval in writing by the Local Planning Authority. The development and all the archaeological work should be undertaken in complete accordance with the permitted details.

5.    A detailed report on the archaeology work will need to be submitted, in accordance with condition (a), to be agreed in writing by the Local Planning Authority within six months of completing the archaeology work.  

6.    No surface water due to an increase in the roof area of the building and / or impermeable surfaces within its curtilage shall be allowed to connect directly or indirectly to the public sewerage system.

7.    Any windows replaced on the original building shall be painted timber framed windows with single glazing and of a style and type to match the existing windows.  The original glazing should be re-used, if possible.    

8.    Details of the secondary glazing shall be submitted, if it is proposed to be installed, to the Local Planning Authority for written approval prior to installation.

9.    Rooflights shall be of a conservation type and installed level with the roof 

10.  Prior to the commencement of any work in relation to this proposal, details for installing swift nest boxes on the proposed building must be submitted and approved in writing by the Local Planning Authority, and provided on the site in accordance with the agreed details.

11.  Any signage advertising and promoting the development within and outside the site shall be in Welsh or bilingual with priority given to the Welsh language.

 

Note: Developer to discuss the possibility of offering a local parking permit for building users with the Transportation Service