Short-stay holiday accommodation at Hunters Oak Barn, Burnley

“The application seeks retrospective planning permission for the change of use of the property from a residential care home (Use Class C2) to short-stay holiday let accommodation. The proposed use commenced on 11 February 2019 and, as set out within the submitted Planning Statement, the property has continued to operate as short-stay holiday accommodation since that date.”

“No material external alterations to the building are proposed as part of the application, with the proposal principally relating to the retrospective change of use and the continued operation of the premises as short-stay holiday accommodation.”

“The main building is a substantial traditional stone-built barn conversion with a pitched roof and retains a distinctly rural appearance. The building is set within relatively extensive grounds comprising areas of maintained grass, hardstanding and a driveway, with an ancillary building located within the wider site. The submitted site plan shows the main building positioned broadly centrally within the site, with access taken from Ightenhill Park Lane to the south-west.”

“In planning policy terms, the site lies outside the defined development boundary and is situated within the Open Countryside as delineated by the adopted Burnley Local Plan. The site is also located within the designated Green Belt.”

“Planning permission was granted in December 2014 under application APP/2014/0445 for the change of use of the property from a single dwelling to a residential home falling within Use Class C2. Following the grant of permission, the property operated as a residential care home, with this use continuing until late 2017, when the care home ceased operating.”

“Following the cessation of the residential care home use, the property subsequently began operating as short-stay holiday accommodation on 11 February 2019. The…”

“The proposal represents an acceptable reuse of an existing building for short-stay holiday accommodation and a rural tourism-related business. The development is considered acceptable in principle within the Open Countryside and would not result in unacceptable impacts upon visual or residential amenity, highway safety or parking.”

“Therefore, in accordance with Section 38(6) of the Planning and Compulsory Purchase Act 2004 and the Framework it is considered that planning permission should be approved.”

“The Highway Authority initially raised no objection to the proposal following consideration of the existing access arrangements, visibility, parking provision and highway safety. However, clarification was requested regarding how the annexe to the rear of the site would maintain access to the public highway, as its access appeared to…”

“The Parish Council objects to the proposal, raising concerns regarding the level and nature of traffic using Ightenhill Park Lane. It advises that local residents frequently raise concerns regarding traffic associated with the use, including coaches, taxis and service vehicles, some of which are reported to exceed the speed limit.”

“Increased noise and disturbance arising from the short-stay nature of the accommodation, including large groups, social gatherings, late-night activity, arrivals and departures and outdoor activity. • Concerns regarding the impact of the use on the residential amenity of neighbouring occupiers and the otherwise peaceful character of the surrounding area. • Increased traffic and vehicle movements associated with guests, particularly at weekends and during holiday periods.”

“Concerns regarding inappropriate behaviour from some guests, including the use of foul language and guests approaching neighbouring properties. • The commercial holiday accommodation use and transient pattern of occupation are considered to be harmful to the rural character and established character of the area.”

“That the application be approved subject to conditions.”

“No amplified music shall be played within any external area of the premises between 22:00 and 08:00, and the noise detection/monitoring equipment identified within the Planning Statement shall be installed within 3 months of approval and thereafter be retained and operated for the lifetime of the development.”