Three-bedroom holiday let at 9 Greenhill, Wirksworth

What was proposed

The application sought to convert a three-bedroom dwelling into a full-time commercial holiday let, with internal changes and replacement doors, windows and rainwater goods.

“Full planning permission is sought to allow the 3 bedroom, residential dwelling to be used as a holiday let full time on a commercial basis. Changes are proposed to the external appearance with replacement of doors and windows, and rainwater goods.”

“Planning permission is required as there would be a material change in how the property would be used, which is as a commercial enterprise. It is proposed to operate full time as holiday let/ Air BnB style with no intention of the property being occupied as a principal residential (C3) dwelling. As such the intensity of the use outside of C3 use would be a material change considered to fall under sui generis “commercial leisure accommodation”.”

Officer report

The site and surroundings

The property is a modest stone dwelling in a conservation area, beside a narrow lane without footways or street lighting and with no off-street parking.

“The application site relates to number 9 Greenhill, situated within the village of Wirksworth and within the designated Conservation Area. The property is a stone built modest dwelling, situated behind number 8 Greenhill. Greenhill is a narrow lane with no footways or street lighting; a typical feature of the conservation village. The property is adjoined to number 8. A stone boundary wall along the highway screens the site.”

“The character of the area mainly comprises of clusters of small cottage style dwellings built of local material. Most have no off street parking available.”

Officer report

Planning history

No planning history relevant to the site was identified.

“No planning history relevant to the site.”

Officer report

What officers recommended

Officers considered the tourism and economic benefits outweighed concerns about housing loss, parking and highway impacts, subject to a management plan.

“The application proposes the renovation and use of an existing modest dwelling within the Conservation Area and town of Wirksworth, a fist tier settlement that can sustain growth for tourist accommodation. Whilst the proposal removes a one bed dwelling from the housing stock, the tourist accommodation would provide economic benefits to the area through local spend in the town and the surrounding tourist attractions and surrounding villages and towns.”

“The harms identified by objectors and consultees relating to highway matters and lack of parking, are not considered to outweigh the economic benefit conferred by the proposal due to factors addressed above. There will be a more intense use as a result of the commercial leisure accommodation which is capable of amounting to a material change of use from the C3 use class as a permanent residential use to sui generis.”

Officer report

What consultees said

The highway authority, town council, ward councillor and civic society raised concerns about highway safety, parking, housing loss, tourism accommodation and design.

“The Highway Authority object to the proposal. The proposed development would result in an intensification of use at a location where there is no off-street parking provision, on a narrow highway with no formal footway and limited capacity to safely accommodate increased vehicle and pedestrian activity.”

“Raised concerns for the proposed change of use from residential to holiday accommodation. Stating that there is already a shortage of housing in the town and the proposed changes of use would result in the loss of a potential family home (number 9) and a potential starter home (number 8). The Civic Society has already conducted an analysis of parking in the town and highlighted the shortage of parking for both residents and visitors.”

Officer report

What residents said

Fourteen representations objected, citing parking and traffic problems, housing loss, noise, holiday-let concentration and harm to community life and local services.

“Parking issues already exist as there is lack of parking in the town • Increase in cars to the town which is already suffering from lack of parking • Inconsiderate parking presents dangers as it prevents access by emergency vehicles • Loss of affordable homes for local people • Too many 2 nd homes and concentration of AirBnB is having a damaging impact upon the community cohesion • Cumulative impact with adjoining property becoming AirBnB • Impact upon residents with…”

“Lack of parking / traffic implications from inconsiderate parking • Loss of affordable homes for local people • Increase in noise levels from users of the holiday let • Disruption with ‘coming and going’s’ of holiday makers…”

Officer report

Who spoke

The Senior Planning Officer presented the application, plans and site surroundings to the committee.

The decision

Planning permission was refused because the proposal would constrain the safe flow of traffic, increase conflict between vehicles and pedestrians and harm highway safety.

“That planning permission be refused for Highway considerations and issues and insufficient information in support of the planning application i.e., the proposed development would constrain the free and safe flow of traffic and increase risk of conflict between vehicles and pedestrians, detrimentally affecting highway safety.”

Minutes