11-unit aparthotel at Clifftown Shore, Southend-on-Sea

What was proposed

The proposal would convert part of the ground-floor restaurant into 11 self-contained aparthotel rooms, with new doors and terrace screening.

“The application seeks planning permission to convert the larger ground floor restaurant area (some 295sqm) to the eastern and central part of the ground floor of the Clifftown Shore building into 11 self-contained aparthotel rooms with access to external terraces. The smaller restaurant area within the western part of the building’s ground floor would be retained.”

“To facilitate this partial change of use of the existing restaurant, the proposal involves both internal reconfiguration and minor external alterations to the fenestration of this part of the building to introduce new doors to the existing south facing glazed fenestration and construct new dividing screens to the existing terrace measuring from 1.1m to a maximum 1.8m high.”

Officer report

The site and surroundings

The site forms part of a five-storey mixed-use building with flats above, facing the seafront and near listed and locally listed assets.

“The site is on the northern side of Western Esplanade and the wider site relates to the five storey Clifftown Shore development approved in 2018 which comprises a mixed-use building with a restaurant use at ground floor and 49 self-contained flats above. The restaurant is presently split into two separate areas set either side of the vehicular access to the basement parking.”

“To the immediate west of the site beyond a flight of steps, is the Boat House development, a three-storey building in mixed-use with commercial at ground floor and residential uses to the upper floors. Beyond that is a locally listed shelter (shelter west of Esplanade Public House). To the immediate east of the site are further sets of steps and associated amenity gardens and the Cliff Lift which is a locally listed building.”

Officer report

Earlier planning history

The wider building was granted permission in 2018 for 49 flats, ground-floor restaurants, basement parking, refuse and cycle storage, landscaping and a new access.

“20/01716/NON - Replace plan numbers 8531-06 P1, 8531-07 P1, 8531-08 P2, 8531-09 P2, 8531-10 P2, 8531-11 P2, 8531-12 P2, 8531-13 P1, 8531-14 P2, 8531-15 P1 and 8531-16 P2 with 8531-06 P4, 8531-07 P3, 8531-08 P3, 8531-09 P3, 8531-10 P3, 8531-11 P3, 8531-12 P4, 8531-13 P3, 8531-14 P4, 8531-15 P2, 8531-16 P3 Alter elevations (Non-material amendment to Planning Permission 17/02266/FULM dated 05.09.2018)- Application Granted.”

“17/02266/FULM - Demolish existing buildings, erect five storey building comprising 49 self- contained flats with ground floor restaurants, basement parking, refuse and cycle storage and landscaping, plant and storage rooms, form new vehicular access onto the Western Esplanade (amended proposal) – Application granted.”

Officer report

Why officers supported it

Officers considered the proposal policy-compliant because it supports tourism and employment, retains a restaurant, makes efficient use of the building and has manageable impacts.

“Local policies seek to resist planning permission for proposals which would involve loss of existing employment uses. This proposal would retain a restaurant use on the site at ground floor with associated staff employment.”

“In summary, the proposed change of use from an underutilised restaurant (which is partly retained) to visitor accommodation would represent a sustainable and policy-compliant form of development that supports the growth of the visitor economy by providing visitor accommodation in a highly accessible coastal setting. The development would make more…”

Officer report

Consultation responses

Highways, Environmental Health, flood authorities, conservation officers, police and fire services raised no objections, with several recommending conditions or advice.

“Environmental Health No objection. Conditions recommended to limit servicing and delivery vehicles, for compliant waste management and to restrict construction hours. An informative is recommended relating to construction outside of normal hours…”

“Essex County Fire and Rescue Service No objections. Access for fire service purposes is considered satisfactory. More detailed observations on access and facilities for the Fire Service will be considered at Building Regulation consultation stage. Informative relating to sprinkler systems recommended.”

Officer report

What residents said

Residents objected over amenity, noise, antisocial behaviour, security, waste, parking, traffic, building capacity, short-term lets and the suitability of visitor accommodation.

“Residential amenity concerns. • Materially impacts the character of the building. • Noise and disturbance concerns from the proposed use which creates high levels of activity and activity at all hours and increased operational activity, impacting the enjoyment of residents’ homes. Likely that guests will congregate outside causing noise and disturbance. • Anti-social behaviour concerns.”

Officer report

Who spoke

A local resident spoke against the application, and the applicant responded to the objection.

The committee vote

The committee resolved to grant planning permission subject to conditions.

“That PLANNING PERMISSION BE GRANTED subject to the following conditions:”

Minutes

Conditions of permission

The permission controls the use, guest stays, management plan, servicing, terrace hours, amplified sound, flood measures, waste storage and design details.

“No music or amplified sound shall be played on the external terrace at any time. Full details of signposting within all of the rooms to confirm the noise restriction use are to be submitted to and approved in writing by the Local Planning Authority prior to first use of the Hotel hereby approved. The approved signposting details shall be installed prior to the first use of the terraces and shall be retained as such thereafter for the lifetime of the development.”

“Prior to first operational use of the development hereby approved, full details of refuse and recycling storage facilities for the development hereby approved, including a Waste Management Strategy, shall have been submitted to and approved in writing by the Local Planning Authority under the terms of this condition.”

Minutes