Guesthouse conversion at Lattendales, Compston Road, Ambleside

“The application relates to Lattendales, a 6 -bedroom guesthouse (4 double en-suite and 2 single rooms with shared bathroom) with owner’s accommodation (1-bedroom). It is a semi-detached two and half storey property with dormers on the second floor, located on Compston Road, in a commercial area with a mix of guest houses, holiday lets, restaurants, cafes and shops, in the southern part of Ambleside town centre.”

“This application seeks planning permission for the change of use of the guesthouse to flexible use as short term holiday letting or a permanently occupied dwelling or a house in multiple occupation. No external alterations are proposed.”

“Having regard to the provisions of the Development Plan (in particular Lake District National Park Local Plan policies 01, 02, 03, 06, 07, 15 and 18, and other material considerations (including the provisions of the NPPF), the development is considered to be acceptable, subject to the conditions recommended.”

“With regard to the proposed HMO use, the property has five double bedrooms, each with en-suite wc’s/shower rooms. Occupants would share the use of the kitchen, dining room and living room. As an HMO the building is likely to be occupied by 5 persons but could be occupied by more. There is a local demand for HMO accommodation for workers in local bars, restaurants, hotels, shops and services.”

“Based on the Environment Agency flood maps the main part of the property lies in Flood Risk Zone 2, with a front corner on Compston Road within Zone 3. Both the existing and proposed uses are considered ‘More Vulnerable’ as classified by the Flood Risk and Coastal Change guidance within the National Planning Practice Guidance. The change of use would not increase risk to occupiers/users of the property, nor would it increase flood risk elsewhere.”

“Lakes Parish Council has no objection to the holiday let or single dwelling, subject to strict local occupancy conditions being applied where appropriate. They recommend refusal of the HMO element of the application due to no onsite management, potential increase in noise disturbance and negative impact on local amenity.”

“The Local Highway Authority (LHA) has no objection as it is considered that it will not have a material effect on existing highway conditions.”

“- Short-term Holiday Letting Accommodation (with or without managers accommodation) which shall only be occupied for the purposes of short- term holiday letting, and shall not be occupied by any one individual, family or group for a period exceeding 35 days in any calendar year.”

“REASON: For the avoidance of doubt and to ensure that the accommodation hereby permitted is secured in accordance with the provisions of Lake District National Park Local Plan 2020-2035 Policies 15 and 18, and to ensure that the resulting accommodation is occupied by persons with a defined local need in order to comply with Lake District National Park Local Plan Policy 15 and the accompanying Housing Provisions: Supplementary Planning Document.”

“Motion to approve the application with conditions Proposed by [name withheld] by [name withheld] were unanimously in favour of the motion…”