Two-bedroom holiday let at The Brow, Annexe, Station Road, Coniston

“Planning permission was granted for the restoration of a former cottage to provide annexed accommodation on 12 September 1989 (application reference 7/1989/5541). Condition 5 states, “The accommodation hereby approved shall not be used other than for the occupation by members of the family or visiting friends or relatives of the occupier for the time being of the dwelling known as The Brow, Coniston, and the accommodation shall remain as a single planning unit with the…”

“Planning permission is sought for the change of use of the annexe to a 2-bedroom short-term holiday let. No external alterations are proposed.”

“The application site comprises a traditional stone and slate building known as The Brow Annexe, accessed from a private driveway off Station Road in Coniston.”

“I consider that there are constraints to the site which make the building unsuitable for permanent occupation including: • There is a direct view out of windows on the northern elevation into the garden of The Brow. • The garden belonging to The Brow wraps around the annexe and its garden. • There is limited storage space within the building due to the small internal floor area, for essential goods such as a washing machine.”

“In view of the above, I consider that the building is not suitable for use as a permanent dwelling in terms of size, layout, proximity to neighbouring dwellings and outdoor amenity space due to the impact on the amenity of both the occupants of the building and the neighbouring dwelling, The Brow.”

“In view of the above, I am satisfied that the development proposed is acceptable in terms of its impact on the character and appearance of the area, satisfying the requirements of Local Plan Policies 01, 02, 05, 06, the Design Code SPD and the NPPF.”

“Because of the impact of the proposal on the amenity of the occupants of The Brow, the holiday letting use would be acceptable if operated wholly in association with the existing dwelling. I therefore recommend a condition tying the use of the building to The Brow.”

“The reasoning behind the condition on the permission granted in 1989 (7/1989/5541) was the unsuitability of The Annexe as an independent dwelling and there is no evidence of any work has been completed to overcome said unsuitability.”

“They state that the demand for local homes remains a priority for members of Coniston Parish. They state that if the annexe is suitable as an independent dwelling, then it should contribute to the needs of the local community and must be secured for permanent occupation as someone’s main residence and not for holiday use or second-home use, subject to local occupancy controls and consistent with the Coniston Neighbourhood Plan prioritisation of local housing.”

“The short-term holiday let accommodation hereby permitted shall only be used as part of a single planning unit together with the main house, known as The Brow.”

“The accommodation hereby permitted 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.”

“Motion to approve the application with conditions Proposed by [name withheld] by [name withheld]…”

“Members in favour of motion: Abstentions: 1”