Eight-bedroom hotel at 15 - 21 Lark Lane, Liverpool

What was proposed

The application proposed converting the vacant upper floors into an eight-bedroom hotel, with accessibility works, new rear windows and other alterations.

“The application relates to a three-storey mid terrace building located within the Lark Lane Conservation Area, which is characterised by residential properties and the Lark Lane Neighbourhood Centre within which the application site is located. The ground floor is a restaurant, while the two upper floors are currently unused.”

“At second floor level, an existing doorway and 2 no. smaller non-original windows are proposed to be replaced by a unified row of 4 no. timber sliding sash windows of equal size, cill height as the original window apertures. At first floor level, the eastern outrigger currently features a large horizontal window which has been sealed with breeze block. This is proposed to be replaced with a centrally located timber sliding sash window.”

Officer report

What officers recommended

Officers recommended approval because the proposal would reuse vacant floors, benefit tourism and employment, improve the building, and avoid significant harm.

“Summary 12.1 The proposal would provide the benefit of re-use of the vacant upper floors, providing a tourist/visitor facility and cleaning/management jobs, as well employment opportunity during the conversion and construction works. The proposal would have a positive visual impact and be of heritage benefit.”

“The above concerns by the Planning Inspectorate have been sufficiently addressed in the current application following positive and proactive pre-application discussion. The application proposal has been assessed against the Policies of the LLP, taking into account other material considerations, and is found to be acceptable.”

Officer report

Consultation responses

A councillor and neighbours objected over waste, parking, noise, traffic, congestion, alleyways, fire safety, design, cycling and residential amenity.

“Councillors Ward Councillor Katie Jarman has objected to the application for the following reasons: • Bin storage is inadequate. There is already a huge issue with bin storage on the Lane and the extra rubbish this will create can’t be dealt with. • Lack of parking. Parking on Lark Lane is not adequate. Residents already struggle to park outside their own homes or even get down their own streets. Resident parking is hopefully coming in soon.”

“Precedents in Lark Lane (e.g. complaints about noise/pergola/beer garden changes) demonstrate that residents already suffer adverse impacts from nearby hospitality premises. Residents already report etc disturbance from existing premises on Lark Lane. • Over-development or inappropriate design (height, bulk, massing, illuminated signage) would degrade the street scene and visual harmony. • Lark Lane already has narrow streets, limited parking, high usage by pedestrians.”

Officer report

Who spoke

The Planning Case Officer outlined the application and answered questions about the Waste Management Plan and collection times.

Committee discussion

The committee considered the officer assessment, including the Waste Management Plan and collection times, before considering the approval motion.

“The Planning Case Officer outlined the application and answered questions relating to the Waste Management Plan and times of pick ups.”

“On the basis of the Case Officer assessment, the application was recommended for approval. _____”

Minutes

The decision

The application was approved for the eight-bedroom hotel and associated alterations, subject to the proposed conditions.

“25F/2316 to convert upper floors of 15-21 Lark Lane, Liverpool 17, into an 8 bed hotel with associated change of use and carry out minor external alterations at rear including windows and doors, be approved subject to Conditions proposed by the Director of Planning and Building Control. _____”

“That the Application be approved, subject to Conditions proposed by the Director of Planning and Building Control.”

Minutes