Four holiday lets at The George Hotel, Newent

What is proposed

Listed building consent is sought for internal works converting parts of two buildings into four one-bedroom holiday lets while retaining public house facilities.

“The proposal seeks listed building consent for the works to facilitate the change of use and conversion of part of the building to form four holiday lets.”

“The change of use and internal works would be to buildings A and B, as per figure 1 below: (Building 1 comprises of the main public house with bars, reception and public areas on the ground floor, including hotel rooms on the first floor. Buildings 2 and 3 comprise of self- contained accommodation.)”

Officer report

The site and building

The George Hotel is a Grade II listed former coaching inn in Newent Conservation Area and the town centre, with nine existing hotel rooms.

“The George Hotel is a Grade II listed building situated within Church Street. It is within the Newent Conservation Area and the defined town centre boundary. The property occupies a prominent position on the southern side of Church Street, adjacent to the Market Square and in close proximity to other heritage assets, including the 17th-century Market House and several timber-framed buildings of historical significance.”

“The existing hotel element of the George includes 9 rooms.”

Officer report

What officers recommended

Officers recommended consent because the internal works were considered appropriate, sensitive to the building’s historic character and unlikely to cause heritage harm.

“This application has been considered having regard to the guidance within the National Planning Policy Framework (NPPF), particularly Chapter 16 which relates to conserving and enhancing the historic environment, and the National Planning Practice Guidance (NPPG).”

“In conclusion, the proposed internal works are considered appropriate and sensitive to the historic character of the listed building. The application aligns with the relevant statutory duties and planning policies, including the Planning (Listed Buildings and Conservation Areas) Act 1990, the National Planning Policy Framework, Core Strategy Policy CSP.1, and Allocations Plan Policies AP.4 and AP.5.”

Officer report

Objections received

Seven objections raised concerns about access, traffic, noise, privacy, parking, heritage impact, lighting, consultation and the proposed holiday accommodation.

“The proposed change to the access to the George Hotel is not appropriate from a residential cul-de-sac. • There will be additional noise and disturbance to residents through the use of the access point from Graces Pitch. • Turning arrangements into the new access are narrow and could impact on children playing/pedestrian access. • Implications on privacy. • The use of the keypad to the access would need to be carefully managed.”

“Concerns that the overall provision of the public house would result in a lot of vehicles. • The development affects a Grade II listed building and the Newent Conservation Area. The heritage assessment lacks sufficient specificity and fails to demonstrate the heritage balance. • The economic and operational justifications are vague and overstated. • There has been no pre-application consultation with local residents.”

Officer report

Who spoke

A local resident spoke against the application, the applicant spoke in support, and two ward members addressed the committee.

Committee discussion

Members discussed the local economy, tourism, the historic building, access, parking, nearby facilities, noise, licensing and condition wording.

“Councillor Simon Phelps proposed that they accept the Officers recommendation and Grant Permission including the amended and deleted conditions noted in the late material and amendments to some wording of conditions discussed in the meeting today. The wider economy of the district is becoming increasingly reliant on the tourism trade and this is a major consideration on this application. It will provide accommodation on a historic site used for that purpose.”

“Several Councillors confirmed that the people of Newent are very proud of their historic and listed buildings. For businesses to survive in competitive markets, other uses, such as this are sought. It will safeguard the character and strengthen the economy and the additional accommodation in Newent is welcomed. The rear fencing issue has caused confusion and the parking at the rear is a cause for concern due the narrow access with the very steep incline.”

Minutes

The committee decision

The committee accepted the officer recommendation to grant permission, subject to the schedule, late material and amendments discussed at the meeting.

“The Chair summed up what was to be voted on. That they accept the Officers recommendation to grant permission for application P0648/25/FUL subject to conditions as set out within in the Schedule and the late material, and including amendments to wording for those discussed at this Committee.”

“RESOLVED:- That the they accept the Officers recommendation to grant permission for application…”

Minutes