Hotel crossing variation at Bike and Boot Hotel Hope Road Bamford

What was proposed

The application sought to vary the hotel’s crossing condition so a pedestrian crossing could be provided without a central refuge island.

“The application proposes to vary condition 6 of the planning permission for the hotel NP/HPK/0719/0820 which states;”

“The application form states it seeks to vary this condition to provide a pedestrian crossing facility without the central pedestrian refuge island shown on the approved site plan.”

Officer report

The site

The 60-bed hotel is beside Hope Road in open countryside, with a bus stop outside and the main footway opposite.

“The Bike and Boot Hotel, which replaced the former Rising Sun Hotel, is located on the north side of A6187 Hope Road in the open countryside between Bamford village (1.5 km to the north east) and Hope village (2.4kms to the west) with the smaller hamlet of Thornhill some 0.75km to the north.”

“There is a bus stop immediately outside the hotel and the main footway is located on the south side of the road opposite the hotel.”

Officer report

Earlier permission and history

The earlier hotel permission required a safe crossing and improved public transport facilities, while later applications revised the timing of that requirement.

“2020 – Approval for the replacement hotel - NP/HPK/0719/0820. Plans indicted a crossing incorporating a central island and Condition 6, suggested by the Highway Authority, restricted the hotel from being taken into use until ‘a scheme for the provision of a safe crossing point over the A6187 Hope Road and improved public transport facilities has been fully implemented in accordance with a detailed plans and specifications that shall first have been submitted to the…”

“2023 - Approval of a S.73 application ref NP/HPK/0123/0036 for the variation of condition 2 – Approved Plans on approval no NP/HPK/0719/0820: to allow minor amendments of external fenestration to all elevations. At the same time Condition 6 was also revised by the Authority to require a highway crossing scheme to be agreed and then completed within 6 months of opening of the hotel. This was because by then it was clear that it was not going to be in place by the opening.”

Officer report

What officers recommended

Officers recommended approval because visibility splays, warning signs, road markings and a relocated bus stop could provide a safe crossing.

“Condition 6 on the 2020 Hotel permission sought to prevent the hotel opening until ‘a scheme for the provision of a safe pedestrian crossing point over the A6187 Hope Road and improved public transport facilities’ was fully implemented following approval of the details by the Authority.”

“The key issue is highway and pedestrian safety. Supporting technical information demonstrates the revised scheme would have the required visibility splays and coupled with advance warning signs, new road markings and a relocated bus stop, would deliver a safe crossing.”

Officer report

Consultation and objections

The highway authority’s final response was awaited, while the parish council objected that the traffic island was needed for pedestrian safety.

“Derbyshire County Council as Local Highway Authority (LHA) – Final formal response awaited, Initial response to the Highway Officer from the internal implementation team stated that;”

Officer report

Who spoke

The Planning Officer presented the application and explained the reasons for approval, subject to a revised S106 deed.

Members’ concerns

Members were concerned about pedestrian safety at the crossing on a fast-moving road and noted that the original condition had not been enforced.

“Members were concerned about the safety of the pedestrian crossing at this location on a fast-moving road. The original application stated that a scheme for provision of a safe crossing point and improved public transport be fully implemented before the hotel premises were taken into use. This condition had not been enforced subject to the submission of the current variation of condition application.”

“The technical statement details the revised crossing with the achievable visibility splays, associated advance warning signage and road markings together with the alteration to the bus stop position.”

Minutes

The vote

A motion to approve with a revised S106 deed and an agreed timetable of works was moved, seconded and carried.

“A motion to approve the application, subject to prior entry into a revised S106 deed of variation, and an agreed timetable of works, was moved, seconded, put to the vote and carried.”

Minutes

The decision

The application was approved subject to a planning obligation or deed of variation and conditions, including the revised crossing requirement.

“That the application be APPROVED subject to prior entry into a planning obligation under S.106 or a deed of variation and subject to the following conditions:”

“020033-AAD-01-GF-DR-A-0001A- C01_GA - Ground Floor Plan - Revised, -AAD-01-01- DR-A-0002A- C01_GA - First Floor Plan - Revised, 020033-AAD-01-02-DR-A-0003A- C01_GA - Second Floor Plan - Revised, 020033-AAD-01-03-DR-A-0004A- C01_GA - Roof Plan - Revised, 020033-AAD-01-GF-DR-A-0102A- C01_Proposed Car Parking and Building Siting, 020033-AAD-01-ZZ-DR-A-0005A- C107_GA - Elevations - Revised, 020033-AAD-01-ZZ-DR-A-0005C- C01_GA - Elevations – Revised - Comparative Study,…”

Minutes