Five-flat aparthotel at 5 Walker Terrace, Gateshead

What was proposed

Retrospective permission was sought to convert offices into an aparthotel with five flats, demolish rear garages and wall, and install two rooflights.

“This application seeks retrospective planning permission for a change of use of the property from offices (use class E) to an aparthotel (use class C1). The aparthotel comprising 5no. flats. Flats 1, 2, 3 and 4 accommodate 2no. bedrooms and flat 5 has 4no. bedrooms.”

“The application also seeks retrospective consent for the demolition of the rear garages and wall and the installation of 2no. conservation style rooflights…”

Officer report

The site

The site is a two-storey, Grade II* listed mid-terrace property in a conservation area, with mixed residential and commercial surroundings.

“The application site is a two-storey, mid-terrace, Grade II* listed property. The property features accommodation in the roof space which is currently served by 4 roof lights of two different ages and designs. The terrace is constructed from a light pink-brown brick with a Welsh slate roof. At the rear are some later off-shot extensions of various ages and designs.”

“The site is located within Gateshead Urban Core and is also part of the Walker Terrace/Regent Terrace Conservation Area. The character of the street scene is varied with a mixture of residential, commercial, and other town centre uses.”

Officer report

Earlier permissions

Earlier permissions allowed office-to-residential conversion, heritage rooflights, rear garage demolition and five parking spaces; a separate listed building consent application accompanied this proposal.

“DC/21/00710/LBC: Listed Building Consent granted for conversion the ground floor, first and second floors from office use (Class E) to residential use (C3) comprising 5no. one and two bedroom flats. Replacement of existing modern rooflights with heritage rooflights. Partial demolition of infill garage buildings in rear yard and creation of 5no. parking spaces (amended 30/07/21 and 25/10/2021).”

“DC/18/00218/LBC: Listed Building Consent granted for conversion of and internal alterations to part of ground floor and whole first and second floors from office use (B1(a)) to residential use (C3) comprising 1 x one and 3 x two bedroom flats, replacement of existing modern rooflights with heritage rooflights, partial demolition of infill garage buildings in rear yard and creation of 5 parking spaces (amended 05.06.2018).”

Officer report

What officers recommended

Officers recommended approval because the town-centre use was suitable and the proposal was considered acceptable for heritage, visual amenity, residential amenity and highway safety.

“The key considerations to be taken into account when considering this planning application are the principle of the development and potential impacts on designated heritage assets, visual amenity, residential amenity and highway safety.”

“PRINCIPLE OF DEVELOPMENT 5.3 The application site is located within Gateshead Town Centre which is part of the Urban Core and considered to be a sustainable location predominantly dominated by retail and leisure industries. The use of the site as an aparthotel falls under class C1 which is defined as a ‘main town centre use’ in the National Planning Policy Framework (NPPF).”

Officer report

Main planning considerations

Officers considered the management plan, nearby public transport, parking shortfall, cycle storage, noise concerns and the effects on surrounding residents and businesses.

“The application is supported by a management plan which states that the property can host up to 30 individuals with an average of 10-15 individuals occupying the property at any one time. The management plan also sets out house rules for the property including noise i.e. no loud music permitted which could be controlled through the introduction a noise ‘bond’ if complaints are received.”

“In terms of parking, the MSGP sets out minimum car parking requirements for all use classes. In this case, a premises falling under use class C1 would require a minimum provision of one car parking space per bedroom. The property features twelve bedrooms and has 3no. off street parking spaces. Despite this shortfall in onsite parking, it is noted that the site is in a highly sustainable location.”

Officer report

Objections received

Seven objection letters from six individuals raised concerns about noise, disorder, crime, traffic, parking, privacy, overdevelopment, safety and management.

“- Additional noise from guests - Attracting drunk and disorderly behaviour and crime - Disturbance during early mornings/ late evenings - Concerns over health issues i.e. litter/ waste, sanitation, welfare - Increased traffic - Highway safety- reports of unsafe parking - Loss of privacy - Overbearing - Overdevelopment - Out of character with conservation area- rooflights - Out of character with street scene - Potential for vandalism - Safety concerns due to large groups of…”

Officer report

Who spoke

There were no speakers.

The committee decision

Permission was granted subject to conditions, with authority given to amend the planning conditions as necessary.

“That permission be GRANTED subject to the following condition(s) and that the Service Director of Climate Change, Compliance, Planning and Transport be authorised to add, vary and amend the planning conditions as necessary.”

Minutes

Conditions imposed

The permission required compliance with approved plans, operation under the management statement, and secure weatherproof cycle storage for at least two bicycles.

“Any material change to the approved plans will require a formal planning application to vary this condition and any non-material change to the plans will require the submission of details and the agreement in writing by the Local Planning Authority prior to any non-material change being made. Reason…”

“Within 3 months of the date of this grant of permission, secure and weatherproof cycle storage, capable of storing at least two bicycles, shall be provided and thereafter permanently retained.”

Minutes