Three holiday lets at Bank House Guest House, Market Place, Hartington

What was proposed

The application sought to convert a guest house, adjoining flat and annexe into three holiday lets and demolish outbuildings.

“FULL APPLICATION – CHANGE OF USE FROM A GUEST HOUSE (USE CLASS C1), ADJOINING RESIDENTIAL FLAT AND ADJOINING GUEST ANNEXE TO 3 NO. HOLIDAY LETS (USE CLASS C3), AND DEMOLITION OF GARAGE (NP/DDD/1225/1308) PM”

“The application seeks planning permission to change the use of a guest house (use class C1) to 3 No. holiday lets (use class C3) at Bank House, Hartington. The property is a grade II listed building and there is an associated application for listed building consent.”

Officer report

The site and surroundings

Bank House is a Grade II listed, three-storey building in Hartington’s conservation area, adjoining a residential property in a mixed-use village centre.

“Bank House is a Grade II listed building located in the centre of the village of Hartington.”

“The nearest neighbouring property is Clematis Cottage, a residential dwelling, attached to the east of Bank House. The surrounding area comprising the village centre of Hartington is characterised by a mix of residential, commercial and community uses.”

Officer report

What officers recommended

Officers recommended approval because the use was supported in principle, would not materially harm amenity or highways, and would secure the listed building’s continued use.

“The authority’s conservation officer has raised no objection to the proposed security lights to be affixed to the listed building subject to a condition to secure precise details of lights and means of attachment. No objection is raised to the proposed free standing lock box to the front of the property which would be black cast metal.”

“Notwithstanding some enhancement provided by the demolition of modern outbuildings and the repainting of windows and doors, the proposed external and internal works associated with the change of use of the property to 3 No. holiday lets would result in less than substantial harm (at the minor end of the scale) to the significance of the listed building.”

Officer report

Consultation responses

The conservation officer and highway authority raised no objection, while the parish council objected over heritage, parking, access and possible social disruption.

“While historically guests would have been limited in number and behaviour by the Guest House’s resident owners, this scheme will see up to twenty people, unsupervised, renting the property as short term lets. This gives the potential for groups such as hen and stag parties which are already prevalent in other locations within the National Park. This potential social disruption is something this Council would not welcome in the very heart of our village.”

“We see no specific benefit from the proposed development of this heritage asset which is not at risk and have concerns about rear access and the increase of visitor lets which could easily lead to social disruption and additional parking requirements on the highway. As such we cannot support this application for three short term flats to let.”

Officer report

Residents’ views

Two objection letters raised parking, noise, disturbance, subdivision and former rear access concerns, while the current owners supported the application.

“- Lack of parking provision for the additional cars that are going to require parking spaces if all three holiday lets are occupied. - Amenity impacts in terms of noise and disturbance from unsupervised guests (compared with guest house where there is an on site staff presence) and from general comings and goings from the property including arrivals / departures, parking of cars etc. - Appropriateness of a listed building being subdivided.”

“The second objection letter has been received from the trustees of Hartington Village Hall. This relates to concern regarding the use of the vehicular access from Hyde Lane to the rear of the site. This element of the proposal has now been removed from the scheme following receipt of amended plans.”

Officer report

Who spoke

An agent spoke under the public participation scheme.

Members’ discussion

Members made no comments or asked questions before the motion to approve was put to the vote.

“There were no comments or questions from Members.”

“A motion to approve the application, subject to the following conditions, was moved and seconded, put to the vote and carried.”

Minutes

What was decided

The committee approved the application subject to conditions covering timing, plans, holiday occupancy, demolition methods and landscaping.

“The application be APPROVED subject to the following conditions:”

“Statutory time limit 2. Accordance with approved plans 3. Permission relates solely to the use of the property for short-let holiday residential use. The holiday accommodation hereby permitted shall not be occupied as permanent dwellings and shall not be occupied by any one person for a period exceeding 28 days in any calendar year.”

Minutes